##### Index to Financial Statements

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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549



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FORM 10-K



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(Mark one)



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

For the fiscal year ended December 31, 2005 or



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

For the transition period from
 to

Commission file number 0-20103



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WELLS REAL ESTATE FUND IV, L.P.

(Exact name of registrant as specified in its
charter)



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|                                                               |  |                                     
|-------------------------------------------------------------- |  | ------------------------------------
|Georgia                                                        |  | 58-1915128                          
|(State or other jurisdiction of incorporation or organization) |  | (I.R.S. Employer Identification No.)
|                                                               | 
|6200 The Corners Parkway, Norcross, Georgia                    |  | 30092-3365                          
|(Address of principal executive offices)                       |  | (Zip Code)                          
|                                                               | 
|Registrants telephone number including area code              |  | (770) 449-7800                      

Securities registered pursuant to Section 12(b) of the Act:



|                    |  |                                          
|------------------- |  | -----------------------------------------
|Title of each class |  | Name of each exchange on which registered
|None                |  | None                                     

Securities registered pursuant to section 12(g) of the Act:



|                 |  |                 
|---------------- |  | ----------------
|CLASS A UNITS    |  | CLASS B UNITS   
|(Title of class) |  | (Title of class)

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities
Act.  Yes ̈No  x

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Exchange
Act.  Yes ̈No  x

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. ̈

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, or a non-accelerated filer (as defined in Rule 12b-2 of the Exchange
Act).

Large accelerated filer ̈Accelerated filer ̈Non-accelerated filer  x

Indicate by check mark
whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).  Yes ̈No  x



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##### Index to Financial Statements

CAUTIONARY NOTE REGARDING FORWARD-LOOKING STATEMENTS

Certain statements contained in this Form 10-K of Wells Real Estate Fund IV, L.P. (the Partnership) other than historical facts may be considered
forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934. Such statements include, in particular, statements about our plans, strategies, and
prospects and are subject to certain risks and uncertainties, as well as known and unknown risks, which could cause actual results to differ materially from those projected or anticipated. Therefore, such statements are not intended to be a
guarantee of our performance in future periods. Such forward-looking statements can generally be identified by our use of forward-looking terminology such as may, will, expect, intend,
anticipate, estimate, believe, continue, or other similar words. Specifically, we consider, among others, statements concerning future operating results and cash flows, our ability to meet future
obligations, and the amount and timing of any future distributions to limited partners to be forward-looking statements. Readers are cautioned not to place undue reliance on these forward-looking statements, which speak only as of the date this
report is filed with the Securities and Exchange Commission. We make no representations or warranties (express or implied) about the accuracy of any such forward-looking statements contained in this Form 10-K, and we do not intend to publicly update
or revise any forward-looking statements, whether as a result of new information, future events, or otherwise.

Any such forward-looking statements are
subject to unknown risks, uncertainties, and other factors and are based on a number of assumptions involving judgments with respect to, among other things, future economic, competitive, and market conditions, all of which are difficult or
impossible to predict accurately. To the extent that our assumptions differ from actual results, our ability to meet such forward-looking statements, including our ability to generate positive cash flow from operations, provide dividends to
stockholders, and maintain the value of our real estate properties, may be significantly hindered. Contained in Item 1A are some of the risks and uncertainties, although not all risks and uncertainties, which could cause actual results to
differ materially from those presented in our forward-looking statements.



Page 1



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##### Index to Financial Statements

WELLS REAL ESTATE FUND IV, L.P.



PART I



|ITEM 1.    BUSINESS. | 
|-------------------- | 

General

Wells Real Estate Fund IV, L.P. (the Partnership) is a Georgia public limited partnership with Leo F. Wells, III and Wells Partners, L.P. (Wells
Partners), a Georgia nonpublic limited partnership, serving as its general partners (collectively, the General Partners). Wells Capital, Inc. (Wells Capital) serves as the corporate general partner of Wells Partners.
Wells Capital is a wholly owned subsidiary of Wells Real Estate Funds, Inc. Leo F. Wells, III is the president and sole director of Wells Capital and the president, sole director, and sole owner of Wells Real Estate Funds, Inc. The Partnership was
formed on October 25, 1990 for the purpose of acquiring, developing, constructing, owning, operating, improving, leasing and managing income-producing commercial properties for investment purposes. The Partnership has two classes of limited
partnership interests, Class A and Class B Units. Limited partners may vote to, among other things, (a) amend the partnership agreement, subject to certain limitations; (b) change the business purpose or investment objectives of the
Partnership; and (c) add or remove a general partner. A majority vote on any of the above-described matters will bind the Partnership without the concurrence of the General Partners. Each limited partner unit has equal voting rights, regardless
of class.

On March 4, 1991, the Partnership commenced an offering of up to $25,000,000 of Class A or Class B limited partnership units ($10.00
per unit) pursuant to a Registration Statement filed on Form S-11 under the Securities Act of 1933. The Partnership commenced active operations upon receiving and accepting subscriptions for 125,000 Units on May 13, 1991. The offering was
terminated on February 29, 1992, at which time the Partnership had sold approximately 1,322,909 Class A Units and 38,551 Class B Units representing capital contributions of $13,614,652.

Operating Phases and Objectives

The Partnership typically operates
in the following five life cycle phases and, during which, typically focuses on the following key operating objectives. The duration of each phase is dependent upon various economic, industry, market, and other internal/external factors. Some
overlap naturally exists in the transition from one phase to the next.



| |  |  | Fundraising phase
| | - |  | -----------------

The period during which the
Partnership is raising capital through the sale and issuance of limited partner units to the public;



| |  |  | Investing phase
| | - |  | ---------------

The period during which the
Partnership invests the capital raised during the fundraising phase, less upfront fees, into the acquisition of real estate assets;



| |  |  | Holding phase
| | - |  | -------------

The period during which the
Partnership owns and operates its real estate assets during the initial lease terms of the tenants;



| |  |  | Positioning-for-sale phase
| | - |  | --------------------------

The period during which
the leases in place at the time of acquisition expire and, thus, the Partnership expends time, effort, and funds to re-lease such space to existing and/or new tenants. Following the holding phase, the Partnership continues to own and operate the
real estate assets, evaluate various options for disposition, and market the real estate assets for sale; and



| |  |  | Disposition-and-liquidation phase
| | - |  | ---------------------------------

The period
during which the Partnership sells its real estate investments, distributes net sale proceeds to the partners, liquidates, and terminates the Partnership.



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##### Index to Financial Statements

The Partnership is in the disposition-and-liquidation phase of its life cycle and, accordingly, is focusing on re-leasing
and marketing efforts that will result in the best disposition price for the remaining asset.

Employees

The Partnership has no direct employees. The employees of Wells Capital and Wells Management Company, Inc. (Wells Management), an affiliate of the General
Partners, perform a full range of real estate services for the Partnership including leasing and property management, accounting, asset management, and investor relations. See Item 13, Certain Relationships and Related Transactions,
for a summary of the fees paid to the General Partners and their affiliates during the year ended December 31, 2005.

Insurance

Wells Management carries comprehensive liability and extended coverage with respect to the properties we own through our interest in joint ventures. In the opinion of
management, our properties are adequately insured.

Competition

We will experience competition for tenants from owners and managers of competing projects which may include the General Partners and their affiliates. As a result, in connection with negotiating leases, we may offer rental concessions,
reduced charges for tenant improvements, and other inducements, all of which may have an adverse impact on results of operations. We are also in competition with sellers of similar properties to locate suitable purchasers for its properties.

Economic Dependency

We have engaged Wells Capital and
Wells Management to provide certain essential services, including supervision of the management and leasing of our properties, asset acquisition and disposition services, as well as other administrative responsibilities for us including accounting
services, investor communications and relations. These agreements are terminable by either party upon 60 days written notice. As a result of these relationships, we are dependent upon Wells Capital and Wells Management.

Wells Capital and Wells Management are all owned and controlled by Wells Real Estate Funds, Inc. (WREF). The operations of Wells Capital and Wells Management
represent substantially all of the business of WREF. Accordingly, we focus on the financial condition of WREF when assessing the financial condition of Wells Capital and Wells Management. In the event that WREF was to become unable to meet its
obligations as they become due, we might be required to find alternative service providers.

Future net income generated by WREF will be largely dependent
upon the amount of fees earned by Wells Capital and Wells Management based on, among other things, the level of investor proceeds raised from the sale of common stock for certain WREF-sponsored programs and the volume of future acquisitions and
dispositions of real estate assets by WREF-sponsored programs. As of December 31, 2005, we believe that WREF generates adequate cash flow from operations and has adequate liquidity available in the form of cash on hand and current receivables
necessary to meet its current and future obligations as they become due.

Additionally, we are dependent upon the ability of our current tenants to pay
their contractual rent amounts as the rents become due. The inability of a tenant to pay future rental amounts would have a negative impact on our results of operations. If certain situations prevent our tenants from paying contractual rents, this
could result in a material adverse impact on our results of operations.



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##### Index to Financial Statements

Litigation Against Related Parties

During early 2004, a putative class action complaint was filed against, among others, Leo. F. Wells, III, one of our General Partners, Wells Capital, the corporate general partner of Wells Partners, our other general
partner, and Wells Management (Hendry et al. v. Leo F. Wells, III et al., Superior Court of Gwinnett County, Georgia, Civil Action No. 04-A-2791-2). The Court granted the plaintiffs motion to permit voluntary dismissal of this
suit, and the case was subsequently dismissed without prejudice. In November 2004, the same plaintiffs filed a second putative class action complaint against, among others, Mr. Wells, Wells Capital, and Wells Management (Hendry et al. v. Leo
F. Wells, III et al., Superior Court of Gwinnett County, Georgia Civil Action No. 04A-13051-6). The second action alleges, among other things, that: (i) Mr. Wells and Wells Capital breached their fiduciary duties to the limited
partners of Wells Real Estate Fund I (Fund I), a previously syndicated real estate partnership having common general partners, in connection with certain disclosures and prior actions relating to the distribution of net sale proceeds,
(ii) the defendants breached an alleged contract arising out of a June 2000 consent solicitation to the limited partners of Fund I relating to an alleged waiver of deferred management fees, and (iii) certain misrepresentations and
omissions in an April 2002 consent solicitation to the limited partners of Fund I caused that consent solicitation to be materially misleading. The plaintiffs seek, among other remedies, judgment against Mr. Wells and Wells Capital, jointly and
severally, in an amount to be proven at trial; punitive damages; disgorgement of fees earned by the General Partners; enforcement of the alleged contract relating to the alleged waiver of deferred management fees; and an award to the plaintiffs of
their attorneys fees, costs, and expenses. On January 28, 2005, the defendants filed motions for summary judgment and motions to dismiss the plaintiffs claims. Pursuant to orders entered July 1, 2005, the Court granted the
defendants motions to dismiss and for summary judgment on all counts in the complaint. Thus, this action has now been dismissed, subject to the plaintiffs right to file a notice of appeal within the required time period. On
August 3, 2005, the plaintiffs filed a motion requesting the Court to vacate and re-enter the orders to give the plaintiffs an opportunity to file a motion for reconsideration or notice of appeal. On February 15, 2006, the Court heard
argument on the plaintiffs motion to vacate and to re-enter the judgments previously entered on July 1, 2005. Following the argument, the Court stated orally from the bench that he would grant the motion, so the judgments
could be re-entered to allow the plaintiffs thirty days within which to file a notice of appeal.

Web Site Address

Access to copies of each of our filings with the Securities and Exchange Commission (the SEC) is available, free of charge, at the
http://www.wellsref.com Web site, through a link to the http://www.sec.gov Web site.



|ITEM 1A.    RISK | FACTORS
|---------------- | -------

Real Estate Risks

Economic and regulatory changes that impact the real estate market generally may cause our operating results to suffer and decrease the value of our real estate
properties.

Our operating results will be subject to risks generally incident to the ownership of real estate, including:



| |  |  | changes in general or local economic conditions;
| | - |  | ------------------------------------------------



| |  |  | changes in supply of or demand for similar or competing properties in an area;
| | - |  | ------------------------------------------------------------------------------



| |  |  | changes in interest rates and availability of permanent mortgage funds, which may render the sale of a property difficult or unattractive;
| | - |  | ------------------------------------------------------------------------------------------------------------------------------------------



| |  |  | changes in tax, real estate, environmental and zoning laws; and
| | - |  | ---------------------------------------------------------------



| |  |  | periods of high interest rates and tight money supply.
| | - |  | ------------------------------------------------------

These and other
reasons may prevent us from being profitable or from realizing growth or maintaining the value of our real estate properties.



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##### Index to Financial Statements

General economic conditions may affect the timing of sale of our properties and the sale price we receive.

We may be unable to sell a property if or when we decide to do so. The real estate market is affected by many factors, such as general economic
conditions, the availability of financing, interest rates, and other factors, including supply and demand for real estate investments, all of which are beyond our control. We cannot predict whether we will be able to sell any property for the price
or on terms which are acceptable to us. Further, we cannot predict the length of time which will be needed to find a willing purchaser and to close the sale of a property.

Adverse economic conditions in the geographic regions in which we own properties may negatively impact your overall returns.

Adverse economic conditions in the geographic regions in which we own our properties could affect the real estate values in this area or the business of our tenants if any of our tenants rely upon the local economy for their revenues.
Therefore, changes in local economic conditions could reduce our income and distributions to limited partners or the amounts we could otherwise receive upon the sale of a property in a negatively affected region.

Adverse economic conditions affecting the particular industries of the tenants of our properties may negatively impact your overall returns.

Adverse economic conditions affecting a particular industry of one or more of our tenants, such as the technology industry, could affect the financial ability of one or
more of our tenants to make payments under their leases, which could cause delays in our receipt of rental revenues or a vacancy in one or more of our properties for a period of time. Therefore, changes in economic conditions of the particular
industry of one or more of our tenants could reduce our income and distributions to limited partners and the value of one or more of our properties at the time of sale of such properties.

We are dependent on our tenants for substantially all of our revenue, so our success is materially dependent on the financial stability of our tenants.

Our property is occupied by only a few tenants and, therefore, the success of our investments are materially dependent on the financial stability of
our tenants. Lease payment defaults by tenants could cause us to reduce the amount of distributions to holders of Class A Units. A default of a tenant on its lease payments to us would cause us to lose the revenue from the property. In the
event of a default, we may experience delays in enforcing our rights as landlord and may incur substantial costs in protecting our investment and re-letting our property. If a lease is terminated, we cannot assure you that we will be able to lease
the property for the rent previously received or sell the property without incurring a loss.

We currently have vacancy issues with our only property
which could reduce or eliminate cash distributions to limited partners.

Because of vacancy issues, we have expended, or anticipate that we will be
required to expend in the future, substantial funds for tenant improvements and tenant refurbishments to the vacated space and other lease-up costs. If these vacancies continue for a long period of time, we may suffer reduced revenues resulting in
less cash to be distributed to investors holding Class A Units, if any. In addition, the resale values of these properties are currently diminished because the market value depends principally upon the value of the leases in place at such
properties.

Your investment in units are subject to greater risk because we lack a diversified property portfolio.

Because we own an interest in only one rental property, your investment in units are subject to a greater risk of loss. There is a greater risk that you will lose money
in your investment because our portfolio of properties is not diverse by geographic location, property type, or industry group of tenants.



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##### Index to Financial Statements

Our future financial success depends on only a few tenants.

The revenues generated by these tenants are substantially reliant upon the financial condition of these tenants and, accordingly, any event of bankruptcy, insolvency, or
a general downturn in the business of any of these tenants may result in the failure or delay of such tenants rental payments, which may have a substantial adverse effect on our financial performance.

We depend on tenants for our revenue. Accordingly, lease terminations and/or tenant default could reduce our net income and limit our ability to make distributions to
our stockholders.

The success of our investments materially depends on the financial stability of our tenants. A default or termination by a
significant tenant on its lease payments to us would cause us to lose the revenue associated with such lease and require us to find an alternative source of revenue to meet mortgage payments and prevent a foreclosure if the property is subject to a
mortgage. In the event of a tenant default or bankruptcy, we may experience delays in enforcing our rights as landlord and may incur substantial costs in protecting our investment and re-letting our property. If significant leases are terminated or
defaulted upon, we may be unable to lease the property for the rent previously received or sell the property without incurring a loss. These events could cause us to reduce the amount of distributions to limited partners.

If one or more of our tenants file bankruptcy, we may be precluded from collecting all sums due.

If one or more of our tenants, or the guarantor of a tenants lease, commences, or has commenced against it, any proceeding under any provision of the federal Bankruptcy Code, as amended, or any other legal or
equitable proceeding under any bankruptcy, insolvency, rehabilitation, receivership, or debtors relief statute or law (bankruptcy proceeding), we may be unable to collect sums due under relevant leases. Any or all of the tenants, or a
guarantor of a tenants lease obligations, could be subject to a bankruptcy proceeding. Such a bankruptcy proceeding may bar our efforts to collect pre-bankruptcy debts from these entities or their properties, unless we are able to obtain an
enabling order from the bankruptcy court. If a lease is rejected by a tenant in bankruptcy, we would only have a general unsecured claim against the tenant, and may not be entitled to any further payments under the lease. A tenants or lease
guarantors bankruptcy proceeding could hinder or delay efforts to collect past due balances under relevant leases, and could ultimately preclude collection of these sums. Such an event could cause a decrease or cessation of rental payments
which would mean a reduction in our cash flow and the amount available for distribution to limited partners holding Class A Units. In the event of a bankruptcy proceeding, we cannot assure you that the tenant or its trustee will assume our
lease. If a given lease, or guaranty of a lease, is not assumed, our cash flow and the amounts available for distribution to limited partners holding Class A Units may be adversely affected.

We may not have funding for future tenant improvements which may reduce your returns and make it difficult to attract one or more new tenants.

When a tenant at one of our properties does not renew its lease or otherwise vacates its space in one of our buildings, it is likely that in order to attract one or more
new tenants, we will be required to expend substantial funds for tenant improvements and tenant refurbishments to the vacated space and other lease-up costs. Substantially all of our net offering proceeds available for investment have been used for
investment in Partnership properties, and we do not anticipate that we will maintain permanent working capital reserves. We also have not identified a funding source to provide funds which may be required in the future for tenant improvements,
tenant refurbishments, and other lease-up costs in order to attract new tenants. We cannot assure you that any such source of funding will be available to us for such purposes in the future. In the event that we are required to use net cash from
operations to fund such tenant improvements, tenant refurbishments, and other lease-up costs, cash distributions to limited partners holding Class A Units will be reduced or eliminated for potentially extended periods of time.



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##### Index to Financial Statements

A property that incurs a vacancy could be difficult to sell or lease.

A property may incur a vacancy either by the continued default of a tenant under its lease or the expiration of one of our leases. Our properties may be leased to a
single tenant and/or may be specifically suited to the particular needs of certain tenants based on the type of business the tenant operates. If a vacancy on any of our properties continues for a long period of time, we may suffer reduced revenues
resulting in less cash to be distributed to investors holding Class A Units. In addition, the resale value of the property could be diminished because the market value of a particular property will depend principally upon the value of the
leases of such property.

Uninsured losses relating to real property or excessively expensive premiums for insurance coverage could reduce our net
income.

Our General Partners will attempt to obtain adequate insurance on all of our properties to cover casualty losses. However, there are types of
losses, generally catastrophic in nature, such as losses due to wars, acts of terrorism, earthquakes, floods, hurricanes, pollution, or environmental matters that are uninsurable or not economically insurable, or may be insured subject to
limitations, such as large deductibles or co-payments. Insurance risks associated with potential terrorism acts could sharply increase the premiums we pay for coverage against property and casualty claims. We may not have adequate coverage for such
losses. If any of our properties incur a casualty loss that is not fully insured, the value of our assets will be reduced by such uninsured loss. In addition, other than reserves of net cash from operations we may establish, we have no source of
funding to repair or reconstruct any uninsured damaged property. Also, to the extent we must pay unexpectedly large amounts for insurance, we could suffer reduced earnings that would result in lower distributions to limited partners.

Uncertain market conditions and the broad discretion of our General Partners relating to the future disposition of properties could adversely affect the return on
your investment.

We generally will hold the various real properties in which we invest until such time as the General Partners determine that the sale
or other disposition thereof appears to be advantageous to achieve our investment objectives or until it appears that such objectives will not be met. Our General Partners may exercise their discretion as to whether and when to sell a property, and
we will have no obligation to sell properties at any particular time, except upon the termination of the Partnership as specified in the partnership agreement, or earlier if a majority of you vote to liquidate the Partnership in response to a formal
proxy to liquidate. We cannot predict with any certainty the various market conditions affecting real estate investments which will exist at any particular time in the future. Due to the uncertainty of market conditions which may affect the future
disposition of our properties, we cannot assure you that we will be able to sell our properties at a profit in the future. Accordingly, the timing of liquidation of the Partnership and the extent to which you will receive cash distributions and
realize potential appreciation on our real estate investments will be dependent upon fluctuating market conditions.

If any environmentally hazardous
material is determined to exist on a property owned by the Partnership, our operating results could be adversely affected.

Under various federal,
state, and local environmental laws, ordinances, and regulations, a current or previous owner or operator of real property may be liable for the cost of removal or remediation of hazardous or toxic substances on, under, or in such property. Such
laws often impose liability whether or not the owner or operator knew of, or was responsible for, the presence of such hazardous or toxic substances. Environmental laws also may impose restrictions on the manner in which property may be used or
businesses may be operated, and these restrictions may require expenditures. Environmental laws provide for sanctions in the event of noncompliance and may be enforced by governmental agencies or, in certain circumstances, by private parties. In
connection with the acquisition and ownership of our properties, we may be potentially liable for such costs. The cost of defending against claims of liability, complying with environmental regulatory requirements, or remediating any contaminated
property could materially adversely affect the business, assets, or results of operations of the Partnership and, consequently, amounts available for distribution to limited partners holding Class A Units.



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##### Index to Financial Statements

The Partnership and/or other prior Wells public limited partnerships sponsored by our General Partners have sold real
estate properties for a sale price less than the original purchase price.

Certain of the real estate properties previously purchased by the Partnership
and other Wells public limited partnerships sponsored by the General Partners have not appreciated to the levels anticipated at the time of purchase. Recently some of these properties have been sold by such programs at purchase prices below the
prices paid for such properties. We cannot guarantee that any of our properties will appreciate in value.

General Investment Risks

The Georgia Revised Uniform Limited Partnership Act (GRULPA) does not grant you any specific voting rights and your rights are limited under our partnership agreement.

A vote of a majority in interest of the limited partners is sufficient to take the following significant Partnership actions:



| |  |  | to amend our partnership agreement;
| | - |  | -----------------------------------



| |  |  | to change our business purpose or our investment objectives;
| | - |  | ------------------------------------------------------------



| |  |  | to remove our General Partners; or
| | - |  | ----------------------------------



| |  |  | to authorize a merger or a consolidation of the Partnership.
| | - |  | ------------------------------------------------------------

These are
your only significant voting rights granted under our partnership agreement. In addition, GRULPA does not grant you any specific voting rights. Therefore, your voting rights are severely limited.

You are bound by the majority vote on matters on which you are entitled to vote.

You may approve any of the above actions by majority vote of the limited partners. Therefore, you are bound by such majority vote even if you do not vote with the majority on any of these actions.

Under our partnership agreement, we are required to indemnify our General Partners under certain circumstances which may reduce returns to our limited partners.

Under our partnership agreement and subject to certain limitations, the Partnership is required to indemnify our General Partners from and against
losses, liabilities, and damages relating to or arising out of any action or inaction on behalf of the Partnership done in good faith and in the best interest of the Partnership. If substantial and expensive litigation should ensue and the
Partnership is obligated to indemnify one or both General Partners, we may be forced to use substantial funds to do so, which may reduce the return on your investment.

Payment of fees to our General Partners and their affiliates will reduce cash available for distribution to our limited partners.

Our General Partners and their affiliates perform services for us in connection with the management and leasing of our properties. Our affiliates may receive property management, leasing and/or asset management fees
of 6.0% of gross revenues in connection with the commercial properties we own. In addition, we will reimburse our General Partners and their affiliates for the administrative services necessary to our prudent operation, which includes actual costs
of goods, services, and materials used for or by the Partnership. These fees and reimbursements will reduce the amount of cash available for capital expenditures to our properties or distributions to our limited partners.

The availability and the timing of cash distributions are uncertain.

We cannot assure you that sufficient cash will be available to make distributions to you from either net cash from operations or proceeds from the sale of properties. We bear all expenses incurred in connection with our



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##### Index to Financial Statements

operations, which are deducted from cash funds generated by operations prior to computing the amount of net cash from operations to be distributed to our
general and limited partners. In addition, our General Partners, in their discretion, may retain all or any portion of net cash generated from our operations and/or proceeds from the sale of our properties for tenant improvements, tenant
refurbishments, and other lease-up costs or for working capital reserves.

Gains and distributions upon sale of our properties are uncertain.

Although gains from the sale of properties typically represent a substantial portion of any profits attributable to real estate investments, we cannot
assure you that we will realize any gains on the sale of our properties. In addition, the amount of taxable gain allocated to you with respect to the sale of a Partnership property could exceed the cash proceeds received from such sale. While the
net proceeds from the sale of a property will generally be distributed to investors, the General Partners, in their sole discretion, may not make such distribution if such proceeds are used to:



| |  |  | purchase land underlying any of our properties;
| | - |  | -----------------------------------------------



| |  |  | buy out the interest of any co-venturer or joint venture partner in a property which is jointly owned;
| | - |  | ------------------------------------------------------------------------------------------------------



| |  |  | establish working capital reserves; or
| | - |  | --------------------------------------



| |  |  | make repairs, maintenance, tenant improvements, capital improvements, or other expenditures to any of our existing properties.
| | - |  | ------------------------------------------------------------------------------------------------------------------------------

We are uncertain of our sources for funding of future capital needs.

Substantially all of the gross proceeds of the offering were used to invest in properties and to pay various fees and expenses. In addition, we do not anticipate that we will maintain any permanent working capital reserves. Accordingly, in
the event that we develop a need for additional capital in the future, such as the funding of tenant improvements, tenant refurbishments, or other lease-up costs, we have not identified any sources for such funding, and we cannot assure you that any
sources of funding will be available to us for potential capital needs in the future.

We may need to reserve net cash from operations for future tenant
improvements which may reduce your returns.

We may be required to expend substantial funds for tenant improvements and tenant refurbishments to vacated
space and other lease-up costs. Substantially all of our net offering proceeds available for investment will be used for investment in Partnership properties, and we do not anticipate that we will maintain permanent working capital reserves. We also
have no identified funding source to provide funds which may be required in the future for tenant improvements, tenant refurbishments, and other lease-up costs in order to attract new tenants. We cannot assure you that any such source of funding
will be available to us for such purposes in the future. In the event that we are required to use net cash from operations to fund such tenant improvements, tenant refurbishments, and other lease-up costs, cash distributions to limited partners
holding Class A Units will be reduced or eliminated for potentially extended periods of time.

Marketability and Transferability Risks

There is no public trading market for your units.

There is no public market for your units, and we do not anticipate that any public trading market for your units will ever develop. If you attempt to sell your units, you would likely do so at substantially discounted prices on the
secondary market. Further, our partnership agreement restricts our ability to participate in a public trading market or anything substantially equivalent to one by providing that any transfer which may cause us to be classified as a publicly
traded partnership as defined in Section 7704 of the Internal Revenue Code shall be deemed void and shall not be recognized. Because classification of the Partnership as a publicly traded



Page 9



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##### Index to Financial Statements

partnership may significantly decrease the value of your units, our General Partners intend to use their authority to the maximum extent possible to
prohibit transfers of units which could cause us to be classified as a publicly traded partnership.

Your units have limited transferability
and lack liquidity due to restrictions under state regulatory laws and our partnership agreement.

You are limited in your ability to transfer your
units. Our partnership agreement and certain state regulatory agencies have imposed restrictions relating to the number of units you may transfer. In addition, the suitability standards applied to you upon the purchase of your units may also be
applied to persons to whom you wish to transfer your units. Accordingly, you may find it difficult to sell your units for cash or if you are able to sell your units, you may have to sell your units at a substantial discount. You may not be able to
sell your units in the event of an emergency, and your units are not likely to be accepted as collateral for a loan.

Our estimated unit valuations
should not be viewed as an accurate reflection of the value of the limited partners units.

The estimated unit valuations contained in this annual
report on Form 10-K should not be viewed as an accurate reflection of the value of the limited partners units, what limited partners might be able to sell their units for, or the fair market value of the Partnerships properties, nor do
they necessarily represent the amount of net proceeds limited partners would receive if the Partnerships properties were sold and the proceeds distributed in a liquidation of the Partnership. There is no established public trading market for
the Partnerships limited partnership units, and it is not anticipated that a public trading market for the units will ever develop. We did not obtain any third-party appraisals of our properties in connection with these estimated unit
valuations. In addition, property values are subject to change and could decline in the future. The valuations performed by the General Partners are estimates only, and are based on a number of assumptions which may not be accurate or complete and
may or may not be applicable to any specific limited partnership units. It should also be noted that, as properties are sold and the net proceeds from property sales are distributed to limited partners, the remaining value of the Partnerships
portfolio of properties, and resulting value of Partnerships limited partnership units, will naturally decline.

Special Risks Regarding Status of
Units

If you hold Class A Units, you will be allocated more income than cash flow.

Since limited partners holding Class A Units are allocated substantially all of the Partnerships net income, while substantially all deductions for
depreciation and other tax losses are allocated to limited partners holding Class B Units, we expect that those of you who hold Class A Units will be allocated taxable income in excess of your cash distributions. We cannot assure you that cash
flow will be available for distribution in any year.

If you hold Class B Units, you may not be able to use your passive losses.

Those of you holding Class B Units will be allocated a disproportionately larger share of our deductions for depreciation and other tax losses. Such losses will be
treated as passive losses, which may only be used to offset passive income and may not be used to offset active or portfolio income. Accordingly, you may receive no current benefit from your share of tax losses unless you are
currently being allocated passive income from other sources.

In addition, the American Jobs Creation Act of 2004 (the Act) added
Section 470 to the Internal Revenue Code, which provides for certain limitations on the utilization of losses allocable to leased property owned by a partnership having both taxable and tax-exempt partners, such as the Partnership. In March
2005, the Internal Revenue Service issued IRS Notice 2005-29 announcing that the IRS would not be applying Section 470 to disallow losses for tax year 2004 based solely on the fact that a partnership had both taxable and tax-exempt



Page 10



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##### Index to Financial Statements

partners. In December 2005, the IRS issued IRS Notice 2006-2 extending the period for transitional relief through the 2005 tax year; however, it is important
to note that IRS Notices 2005-29 and 2006-2 provide relief for partnerships only for tax years 2004 and 2005. The IRS has indicated that it is continuing to study the application of Section 470 to partnerships, such as the Partnership, but
unless further legislation is enacted which addresses this issue or some other form of relief from the provisions of Section 470 of the Act is granted, beginning in tax year 2006 and thereafter, passive losses allocable to limited partners
holding Class B Units may be used only to offset passive income generated from the same property or within the same fund.

The desired effect of holding
Class A Units or Class B Units may be reduced depending on how many investors hold each type of unit.

You will be entitled to different rights and
priorities as to distributions of cash flow from operations and net sale proceeds and as to the allocation of depreciation and other tax losses depending upon whether you are holding Class A Units or Class B Units, which is fixed at the end of
the offering period. However, the effect of any advantage associated with holding Class A Units or Class B Units may be significantly reduced or eliminated, depending upon the ratio of Class A Units to Class B Units, which is fixed at the
end of the offering period. We will not attempt to restrict the ratio of Class A Units to Class B Units sold during the offering period.

Management Risks

You must rely on our General Partners for management of our business.

Our General Partners make all decisions with respect to the management of the Partnership. Limited partners have no right or power to take part in the management of the
Partnership, except through the exercise of limited voting rights. Therefore, you must rely almost entirely on our General Partners for management of the Partnership and the operation of its business. Our General Partners may be removed only under
certain conditions set forth in our partnership agreement. If our General Partners are removed, they will receive payment equal to the fair market value of their interests in the Partnership as agreed upon by our General Partners and the Partnership
or by arbitration if they are unable to agree.

Leo F. Wells, III has a primary role in determining what is in the best interests of the Partnership and
its limited partners.

Leo F. Wells, III is one of our General Partners and is the president, treasurer, and sole director of Wells Capital, our other
General Partner. Therefore, one person has a primary role in determining what is in the best interests of the Partnership and its limited partners. Although Mr. Wells relies on the input of the officers and other employees of Wells Capital, he
ultimately has the authority to make decisions affecting our Partnership operations. Therefore, Mr. Wells alone will determine the propriety of his own actions, which could result in a conflict of interest when he is faced with any significant
decision relating to our Partnership affairs.

Our loss of or inability to obtain key personnel could delay or hinder implementation of our investment
strategies, which could limit our ability to make distributions.

Our success depends to a significant degree upon the contributions of Leo F. Wells,
III, Douglas P. Williams, and Randall D. Fretz, each of whom would be difficult to replace. We do not have employment agreements with Messrs. Wells, Williams, or Fretz, and we cannot guarantee that such persons will remain affiliated with us. If any
of Wells Capitals key personnel were to cease their affiliation with the Partnership, we may be unable to find suitable replacement personnel, and our operating results could suffer. We do not intend to maintain key person life insurance on
any person. We believe that our future success depends, in large part, upon the ability of our General Partners to hire and retain highly skilled managerial, operational, and marketing personnel. If we lose or are unable to obtain the services of
highly skilled personnel or do not establish or maintain appropriate strategic relationships, our ability to implement our investment strategies could be delayed or hindered, and the value of your investment may decline.



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##### Index to Financial Statements

Our operating performance could suffer if Wells Capital incurs significant losses, including those losses that may
result from being the General Partner of other entities.

We are dependent on Wells Capital to conduct our operations; thus, adverse changes in the
financial condition of Wells Capital or our relationship with Wells Capital could hinder its ability to successfully manage our operations and our portfolio of investments. As a General Partner in many Wells-sponsored programs, Wells Capital may
have contingent liabilities for the obligations of such programs. Enforcement of such obligations against Wells Capital could result in a substantial reduction of its net worth. If such liabilities affected the level of services that Wells Capital
could provide, our operations and financial performance could suffer.

Our General Partners have a limited net worth consisting of illiquid assets which
may affect their ability to fulfill their financial obligations to the Partnership.

The net worth of our General Partners consists primarily of
interests in real estate, retirement plans, partnerships, and closely-held businesses and, in the case of Wells Capital, receivables from affiliated corporations and partnerships. Accordingly, the net worth of our General Partners is illiquid and
not readily marketable. This illiquidity may be relevant to you in evaluating the ability of our General Partners to fulfill their financial obligations to the Partnership. In addition, our General Partners have significant commitments to the other
Wells-sponsored programs.

Increases in our administrative operating expenses, including increased expenses associated with operating as a public
company in the current regulatory environment, could limit our ability to make distributions.

Over the last few years, our administrative operating
expenses have increased, and the regulatory environment has resulted in increases in our expenses related to operating as a public company. In addition, as we evolve through our partnership life cycle, and sell various properties in our portfolio,
our administrative operating expenses become a larger percentage in relationship to our operating cash flow and the value of our properties. Further, we bear all expenses incurred in connection with our operations, which are deducted from cash funds
generated by operations prior to computing the amount of net cash from operations to be distributed to our limited partners. Therefore, as a result of the increased administrative operating expenses and increased percentage of such expenses, we
cannot assure you that sufficient cash will be available to make future distributions to you from either net cash from our operations or proceeds from the sale of our properties.

Conflicts of Interest Risks

Our General Partners will face conflicts of interest relating to time management
which could result in lower returns on our investments.

Because our General Partners and their affiliates have interests in other real estate programs
and also engage in other business activities, they could have conflicts of interest in allocating their time between our business and these other activities, which could affect operations of the Partnership. You should note that our partnership
agreement does not specify any minimum amount of time or level of attention that our General Partners are required to devote to the Partnership.

Our
General Partners will face conflicts of interest relating to the sale and leasing of properties.

We may be selling properties at the same time as other
Wells programs are buying and selling properties. We may have acquired or be selling properties in geographic areas where other Wells programs own properties or are trying to sell properties, which could lower your return on your investment.

Investments in joint ventures with affiliates will result in additional risks involving our relationship with the co-venturer.

We have entered into joint ventures with affiliates. Such investments may involve risks not otherwise present with an investment in real estate, including, for example:



| |  |  | the possibility that our co-venturer, co-tenant, or partner in an investment might become bankrupt;
| | - |  | ---------------------------------------------------------------------------------------------------



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##### Index to Financial Statements

| |  |  | that such co-venturer, co-tenant, or partner may at any time have economic or business interests or goals which are or which become inconsistent with our business interests or
goals; or
| | - |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| |  |  | that such co-venturer, co-tenant, or partner may be in a position to take action contrary to our instructions or requests or contrary to our policies or objectives.
| | - |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------

Actions by such a co-venturer, co-tenant, or partner might result in subjecting the property to liabilities in excess of those contemplated
and may have the effect of reducing your returns.

Our General Partners will face various conflicts of interest relating to joint ventures with
affiliates.

Since our General Partners and their affiliates control both the Partnership and other affiliates, transactions between the parties with
respect to joint ventures between such parties do not have the benefit of arms length negotiation of the type normally conducted between unrelated co-venturers. Under these joint venture arrangements, neither co-venturer has the power to
control the venture, and an impasse could be reached regarding matters pertaining to the joint venture, which might have a negative influence on the joint venture and decrease potential returns to you. In the event that a co-venturer has a right of
first refusal to buy out the other co-venturer, it may be unable to finance such buy-out at that time. It may also be difficult for us to sell our interest in any such joint venture or partnership or as a co-tenant in property. In addition, to the
extent that our co-venturer, partner, or co-tenant is an affiliate of our General Partners, certain conflicts of interest will exist.

Federal Income
Tax Risks

The Internal Revenue Service (IRS) may challenge our characterization of material tax aspects of your investment in the Partnership.

An investment in units involves certain material income tax risks, the character and extent of which are, to some extent, a function of whether you
hold Class A Units or Class B Units. We will not seek any rulings from the IRS regarding any of the tax issues related to your units.

Investors
may realize taxable income without cash distributions.

As a limited partner in the Partnership, you are required to report your allocable share of the
Partnerships taxable income on your personal income tax return regardless of whether or not you have received any cash distributions from the Partnership. For example, if you hold Class A Units, you will be allocated substantially all of
our net income, defined in the partnership agreement to mean generally net income for federal income tax purposes, including any income exempt from tax, but excluding all deductions for depreciation and amortization and gain or loss from the sale of
Partnership properties, even if such income is in excess of any distributions of cash from our operations. If you hold Class A Units, you will likely be allocated taxable income in excess of any distributions to you, and the amount of cash
received by you could be less than the income tax attributable to the net income allocated to you.

We could potentially be characterized as a publicly
traded partnership resulting in unfavorable tax results.

If the IRS were to classify the Partnership as a publicly traded partnership, we
could be taxable as a corporation, and distributions made to you could be treated as portfolio income to you rather than passive income. We cannot assure you that we will not, at some time in the future, be treated as a publicly traded partnership
due to the following factors:



| |  |  | the complex nature of the IRS rules governing our potential exemption from classification as a publicly traded partnership;
| | - |  | ---------------------------------------------------------------------------------------------------------------------------



| |  |  | the lack of interpretive guidance with respect to such rules; and
| | - |  | -----------------------------------------------------------------



| |  |  | the fact that any determination in this regard will necessarily be based upon events which have not yet occurred.
| | - |  | -----------------------------------------------------------------------------------------------------------------



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##### Index to Financial Statements

The deductibility of losses will be subject to limitations.

Section 469 of the Internal Revenue Code limits the allowance of deductions for losses attributable to passive activities, which are generally defined as
activities in which the taxpayer does not materially participate. Any tax losses allocated to investors holding Class B Units will be characterized as passive losses, and accordingly, the deductibility of such losses will be subject to these
limitations.

In addition, the American Jobs Creation Act of 2004 (the Act) added Section 470 to the Internal Revenue Code, which provides
for certain limitations on the utilization of losses allocable to leased property owned by a partnership having both taxable and tax-exempt partners, such as the Partnership. In March 2005, the Internal Revenue Service issued IRS Notice 2005-29
announcing that the IRS would not be applying Section 470 to disallow losses for tax year 2004 based solely on the fact that a partnership had both taxable and tax-exempt partners. In December 2005, the IRS issued IRS Notice 2006-2 extending
the period for transitional relief through the 2005 tax year; however, it is important to note that IRS Notices 2005-29 and 2006-2 provide relief for partnerships only for tax years 2004 and 2005. The IRS has indicated that it is continuing to study
the application of Section 470 to partnerships, such as the Partnership, but unless further legislation is enacted which addresses this issue or some other form of relief from the provisions of Section 470 of the Act is granted, beginning
in tax year 2006 and thereafter, passive losses allocable to limited partners holding Class B Units may be used only to offset passive income generated from the same property or within the same fund.

The IRS may challenge our allocations of profit and loss.

While it
is more likely than not Partnership items of income, gain, loss, deduction, and credit will be allocated among our General Partners and our limited partners substantially in accordance with the allocation provisions of the partnership agreement, we
cannot assure you that the IRS will not successfully challenge the allocations in the partnership agreement and reallocate items of income, gain, loss, deduction, and credit in a manner which reduces the anticipated tax benefits to investors holding
Class B Units or increases the income allocated to investors holding Class A Units.

We may be audited and additional tax, interest, and penalties
may be imposed upon you.

Our federal income tax returns may be audited by the IRS. Any audit of the Partnership could result in an audit of your tax
return causing adjustments of items unrelated to your investment in the Partnership, in addition to adjustments to various Partnership items. In the event of any such adjustments, you might incur accountants or attorneys fees, court
costs, and other expenses contesting deficiencies asserted by the IRS. You also may be liable for interest on any underpayment and certain penalties from the date your tax was originally due. The tax treatment of all Partnership items will generally
be determined at the partnership level in a single proceeding rather than in separate proceedings with each partner, and our General Partners are primarily responsible for contesting federal income tax adjustments proposed by the IRS. In this
connection, our General Partners may extend the statute of limitations as to all partners and, in certain circumstances, may bind the partners to a settlement with the IRS. Further, our General Partners may cause us to elect to be treated as an
electing large partnership. If they do, we could take advantage of simplified flow-through reporting of Partnership items. Adjustments to Partnership items would continue to be determined at the partnership level, however, and any such
adjustments would be accounted for in the year they take effect, rather than in the year to which such adjustments relate. Accordingly, if you make an election to change the status of your units between the years in which a tax benefit is claimed
and an adjustment is made, you may suffer a disproportionate adverse impact with respect to any such adjustment. Further, our General Partners will have the discretion in such circumstances either to pass along any such adjustments to the partners
or to bear such adjustments at the partnership level, thereby potentially adversely impacting the holders of a particular class of units disproportionately to holders of the other class of units.

State and local taxes and a requirement to withhold state taxes may apply.

The state in which you reside may impose an income tax upon your share of our taxable income. Further, states in which we own properties may impose income taxes upon your share of our taxable income allocable to any



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##### Index to Financial Statements

Partnership property located in that state or other taxes on limited partnerships owning properties in their states. Many states have implemented or are
implementing programs to require partnerships to withhold and pay state income taxes owed by nonresident partners relating to income-producing properties located in their states, and we may be required to withhold state taxes from cash distributions
otherwise payable to you. In the event we are required to withhold state taxes from your cash distributions, or pay other state taxes, the amount of the net cash from operations otherwise payable to you would be reduced. In addition, such collection
and filing requirements at the state level may result in increases in our administrative expenses which would have the effect of reducing cash available for distribution to you. You are urged to consult with your own tax advisors with respect to the
impact of applicable state and local taxes and state tax withholding requirements or other potential state taxes relating to an investment in our units.

Legislative or regulatory action could adversely affect investors.

In recent years, numerous legislative, judicial, and administrative
changes have been made in the provisions of the federal income tax laws applicable to investments similar to an investment in our units. Additional changes to the tax laws are likely to continue to occur in the future, and we cannot assure you that
any such changes will not adversely affect the taxation of a limited partner. Any such changes could have an adverse effect on an investment in our units or on the market value or the resale potential of our properties. You are urged to consult with
your own tax advisor with respect to the impact of recent legislation on your investment in units and the status of legislative, regulatory, or administrative developments and proposals and their potential effect on an investment in our units.

Retirement Plan and Qualified Plan Risks

There are
special considerations that apply to pension or profit-sharing trusts or IRAs investing in units.

If you are investing the assets of a pension,
profit-sharing, Section 401(k), Keogh, or other qualified retirement plan or the assets of an Individual Retirement Account (IRA) in units, you should satisfy yourself that:



| |  |  | your investment is consistent with your fiduciary obligations under ERISA and the Internal Revenue Code;
| | - |  | --------------------------------------------------------------------------------------------------------



| |  |  | your investment is made in accordance with the documents and instruments governing your plan or IRA, including your plans investment policy;
| | - |  | ---------------------------------------------------------------------------------------------------------------------------------------------



| |  |  | your investment satisfies the prudence and diversification requirements of Sections 404(a)(1)(B) and 404(a)(1)(C) of ERISA;
| | - |  | ---------------------------------------------------------------------------------------------------------------------------



| |  |  | your investment will not impair the liquidity of the plan or IRA;
| | - |  | -----------------------------------------------------------------



| |  |  | your investment will not produce unrelated business taxable income for the plan or IRA;
| | - |  | -----------------------------------------------------------------------------------------



| |  |  | you will be able to value the assets of the plan annually in accordance with ERISA requirements; and
| | - |  | ----------------------------------------------------------------------------------------------------



| |  |  | your investment will not constitute a prohibited transaction under Section 406 of ERISA or Section 4975 of the Internal Revenue Code.
| | - |  | -------------------------------------------------------------------------------------------------------------------------------------

We may dissolve the Partnership if our assets are deemed to be plan assets or if we engage in prohibited transactions.

If our assets were deemed to be assets of qualified plans investing as limited partners, i.e., plan assets, our General Partners would be considered to be fiduciaries of
such plans and certain contemplated transactions between our General Partners or their affiliates, and the Partnership may then be deemed to be prohibited transactions subject to excise taxation under Section 4975 of the Internal
Revenue Code. Additionally, if our assets were deemed to be plan assets, the standards of prudence and other provisions of ERISA applicable to plan fiduciaries would apply to the General Partners with respect to our investments. We have not sought a
ruling from the U.S. Department of Labor regarding the potential classification of our assets as plan assets.



Page 15



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##### Index to Financial Statements

In this regard, U.S. Department of Labor Regulations defining plan assets for purposes of ERISA contain exemptions which,
if satisfied, would preclude assets of a limited partnership such as ours from being treated as plan assets. We cannot assure you that our partnership agreement has been structured so that the exemptions in such Regulations would apply to us,
although our General Partners intend that an investment by a qualified plan in units will not be deemed an investment in the assets of the Partnership. We can make no representations or warranties of any kind regarding the consequences of an
investment in our units by qualified plans in this regard. Plan fiduciaries are urged to consult with and rely upon their own advisors with respect to this and other ERISA issues which, if decided adversely to the Partnership, could result in
qualified plan investors being deemed to have engaged in prohibited transactions, which would cause the imposition of excise taxes and co-fiduciary liability under Section 405 of ERISA in the event actions taken by us are deemed to
be nonprudent investments or prohibited transactions.

In the event our assets are deemed to constitute plan assets or certain transactions
undertaken by us are deemed to constitute prohibited transactions under ERISA or the Internal Revenue Code, and no exemption for such transactions is obtainable by us, the General Partners have the right, but not the obligation, upon
notice to all limited partners, but without the consent of any limited partner, to:



| |  |  | compel a termination and dissolution of the Partnership; or
| | - |  | -----------------------------------------------------------



| |  |  | restructure our activities to the extent necessary to comply with any exemption in the U.S. Department of Labor Regulations or any prohibited transaction exemption granted by the
Department of Labor or any condition which the Department of Labor might impose as a condition to granting a prohibited transaction exemption.
| | - |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

Adverse tax consequences may result because of minimum distribution requirements.

If you intend to purchase units through your IRA, or if
you are a trustee of an IRA or other fiduciary of a retirement plan considering an investment in units, you must consider the limited liquidity of an investment in our units as it relates to applicable minimum distribution requirements under the
Internal Revenue Code. If units are held and our properties have not yet been sold at such time as mandatory distributions are required to begin to an IRA beneficiary or qualified plan participant, Sections 408(a)(6) and 401(a)(9) of the Internal
Revenue Code will likely require that a distribution-in-kind of the units be made to the IRA beneficiary or qualified plan participant. Any such distribution-in-kind of units must be included in the taxable income of the IRA beneficiary or qualified
plan participant for the year in which the units are received at the fair market value of the units and taxes attributable thereto must be paid without any corresponding cash distributions from us with which to pay such income tax liability.

Unrelated business taxable income (UBTI) may be generated with respect to tax-exempt investors.

We do not intend or anticipate that the tax-exempt investors in the Partnership will be allocated income deemed to be derived from an unrelated trade or business, which
is generally referred to as UBTI. Notwithstanding this, the General Partners do have limited authority to borrow funds deemed necessary:



| |  |  | to finance improvements necessary to protect capital previously invested in a property;
| | - |  | ---------------------------------------------------------------------------------------



| |  |  | to protect the value of our investment in a property; or
| | - |  | --------------------------------------------------------



| |  |  | to make one of our properties more attractive for sale or lease.
| | - |  | ----------------------------------------------------------------

Further, in the event we were deemed to be a dealer in real property, defined as one who holds real estate primarily for sale to customers in the ordinary course of business, the gain realized on the sale of our properties which
is allocable to tax-exempt investors would be characterized as UBTI.



|ITEM 1B. | UNRESOLVED STAFF COMMENTS
|-------- | -------------------------

There
were no unresolved SEC staff comments as of December 31, 2005.



Page 16



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##### Index to Financial Statements

ITEM 2.    PROPERTIES.

Overview

The Partnership owns interests in all of its real estate assets through joint ventures with other entities
affiliated with the General Partners. During the periods presented, the Partnership owned interests in the following joint ventures (the Joint Ventures) and properties:



|                                                           |  |                                                                        |  |                                                                                                                        |  |                                         |   |  |      |   |  |      |   |  |      |   |  |      |  
|---------------------------------------------------------- |  | ---------------------------------------------------------------------- |  | ---------------------------------------------------------------------------------------------------------------------- |  | --------------------------------------- | - |  | ---- | - |  | ---- | - |  | ---- | - |  | ---- | -
|                                                           |  |                                                                        |  |                                                                                                                        |  | Approximate leased % as of December 31, |  
|Joint Venture                                              |  | Joint Venture Partners                                                 |  | Properties                                                                                                             |  | 2005                                    |   |  | 2004 |   |  | 2003 |   |  | 2002 |   |  | 2001 |  
|Fund III and Fund IV Associates (Fund III-IV Associates) |  |   Wells Real Estate Fund III, L.P.   Wells Real Estate Fund IV, L.P. |  | 1. Stockbridge Village ShoppingCenter(1) A retail shopping center located in Stockbridge, Georgia                      |  |                                        |   |  |     |   |  | 97   | % |  | 100  | % |  | 100  | %
|                                                           |  |                                                                        |  | 2. 4400 Cox Road(2) A two-story office building located in Richmond, Virginia                                          |  |                                        |   |  | 84   | % |  |     |   |  | 100  | % |  | 100  | %
|Fund IV and Fund V Associates (Fund IV-V Associates)     |  |   Wells Real Estate Fund IV, L.P.   Wells Real Estate Fund V, L.P.   |  | 3. Village Overlook Property(3) Two substantially identical two-story office buildings located in Stockbridge, Georgia |  |                                        |   |  |     |   |  |     |   |  | 95   | % |  | 94   | %
|                                                           |  |                                                                        |  | 4. 10407 Centurion Parkway North A four-story office building located in Jacksonville, Florida                         |  | 81                                      | % |  | 63   | % |  | 3    | % |  | 74   | % |  | 93   | %



| | (1) | This property was sold in April 2004.
| | --- | -------------------------------------



| | (2) | This property was sold in June 2005.
| | --- | ------------------------------------



| | (3) | This property was sold in September 2003.
| | --- | -----------------------------------------

Wells Real Estate Fund III, L.P and Wells Real Estate Fund V, L.P. are affiliated with the Partnership through common
general partners. Each of the aforementioned properties was acquired on an all-cash basis.

Lease Expirations

As of December 31, 2005, the lease expirations scheduled during the following ten years for the remaining property in which the Partnership owned an interest through
Fund IV-V Associates, assuming no exercise of renewal options or termination rights, are summarized below:



|                       |  |                        |  |                    |  |                                               |           |                                                                       |          |                                      |       |   |                                                                 |       |  
|---------------------- |  | ---------------------- |  | ------------------ |  | --------------------------------------------- | --------- | --------------------------------------------------------------------- | -------- | ------------------------------------ | ----- | - | --------------------------------------------------------------- | ----- | -
|Year ofLeaseExpiration |  | NumberofLeasesExpiring |  | SquareFeetExpiring |  | AnnualizedGross BaseRent in Year ofExpiration |           | PartnershipsShare ofAnnualizedGross
BaseRent in Year ofExpiration(1) |          | Percentageof TotalSquareFeetExpiring |       |   | Percentage of TotalAnnualizedGross BaseRent inYear ofExpiration |      
|2009(2)                |  | 1                      |  | 47,954             |  | $                                             | 879,956   |                                                                       | $331,479 |                                      | 67.3  | % |                                                                 | 65.0  | %
|2010(3)                |  | 1                      |  | 3,040              |  |                                               | 55,966    |                                                                       | 21,083   |                                      | 4.3   |   |                                                                 | 4.1   |  
|2011(4)                |  | 1                      |  | 1,388              |  |                                               | 27,357    |                                                                       | 10,306   |                                      | 1.9   |   |                                                                 | 2.0   |  
|2015(5)                |  | 1                      |  | 18,843             |  |                                               | 389,862   |                                                                       | 146,861  |                                      | 26.5  |   |                                                                 | 28.9  |  
|                       |  |                        |  |                    |  |                                               |           |                                                                       |          |                                      |       |   |                                                                 |       |  
|                       |  | 4                      |  | 71,225             |  | $                                             | 1,353,141 |                                                                       | $509,729 |                                      | 100.0 | % |                                                                 | 100.0 | %
|                       |  |                        |  |                    |  |                                               |           |                                                                       |          |                                      |       |   |                                                                 |       |  



| | (1) | The Partnerships share of annualized gross base rent in year of
expiration is calculated based on the Partnerships ownership percentage in the Joint Venture that owns the leased property.
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (2) | ADP lease at 10407 Centurion Parkway North.
| | --- | -------------------------------------------



| | (3) | Commercial Jacksonville lease at 10407 Centurion Parkway North.
| | --- | ---------------------------------------------------------------



| | (4) | Keasler lease at 10407 Centurion Parkway North.
| | --- | -----------------------------------------------



| | (5) | Synovus lease at 10407 Centurion Parkway North.
| | --- | -----------------------------------------------



Page 17



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##### Index to Financial Statements

Property Descriptions

The Joint Ventures and properties in which the Partnership owned an interest during the periods presented are further described below:

Fund
III-IV Associates

In March 1991, Fund III-IV Associates was formed for the purpose of developing, constructing, and operating commercial real
properties. During the periods presented, the Partnership and Wells Real Estate Fund III, L.P. owned equity interests of approximately 43% and 57%, respectively, in the following properties based on their respective cumulative capital contributions
to Fund III-IV Associates:

Stockbridge Village Shopping Center

In April 1991, Fund III-IV Associates purchased 13.62 acres of real property located in Stockbridge, Georgia, for the purpose of developing, constructing, and operating a
shopping center known as the Stockbridge Village Shopping Center. The multi-tenant shopping center contained approximately 112,900 square feet. On April 29, 2004, four affiliated Joint Ventures, including Fund III-IV Associates, sold five real
properties, including the Stockbridge Village Shopping Center, to an unrelated third party for an aggregate gross sales price of $23,750,000. As a result of the sale of the Stockbridge Village Shopping Center, the Partnership received net sale
proceeds of approximately $5,145,000 and was allocated a gain of approximately $1,994,000.

4400 Cox Road

In July 1992, Fund III-IV Associates acquired 4400 Cox Road, a two-story office building containing approximately 41,700 square feet located in Richmond, Virginia. In
2005, Apex Systems, Inc., the majority tenant, signed an amendment to lease the remaining vacant space of approximately 5,700 square feet, commencing July, 1, 2005, with an initial monthly base rent of approximately $8,300, increasing to
approximately $8,508 per month effective December 1, 2005, increasing to approximately $8,721 per month effective May 15, 2006, and thereafter increasing by approximately 2.5% every December until lease expiration. On June 21, 2005,
Fund III-IV Associates sold the 4400 Cox Road building to ASI Partners, LLC, which is the sole owner of Apex Systems, Inc., the majority tenant, for a gross sales price of $6,500,000. As a result of the sale, the Partnership received net sale
proceeds of approximately $2,700,000, and was allocated a gain of approximately $621,000. The gain recognized from the sale of 4400 Cox Road may be adjusted as additional information becomes available in subsequent periods.

Fund IV-V Associates

In April 1992, Fund IV-V Associates was formed
for the purpose of developing, constructing, and operating commercial real properties. During the periods presented, the Partnership and Wells Real Estate Fund V, L.P. owned equity interests of approximately 38% and 62%, respectively, in the
following properties based on their respective cumulative capital contributions to Fund IV-V Associates:

Village Overlook
Property

In September 1992, Fund IV-V Associates acquired 2.655 acres of real property in Stockbridge, Georgia for the purpose of constructing two
substantially identical two-story office buildings containing approximately 35,000 rentable square feet known as the Village Overlook Property. On September 29, 2003, Fund IV-V Associates sold the Village Overlook Property to an unrelated third
party for a gross selling price of $5,300,000. As a result of this sale, the Partnership received net sale proceeds of approximately $1,882,000 and was allocated a gain of approximately $689,000.



Page 18



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##### Index to Financial Statements

10407 Centurion Parkway North

In June 1992, Fund IV-V Associates acquired approximately 5.676 acres of real property located in Jacksonville, Florida for the purpose of developing, constructing, and
operating a four-story office building, 10407 Centurion Parkway North, containing approximately 87,600 square feet.

In 2005, a lease amendment was
executed with ADP, Inc., the majority tenant, to lease approximately 16,000 additional square feet (or approximately 18% of the property), commencing July 1, 2005, with an initial monthly base rent of approximately $14,400, thereafter
increasing by approximately 3% every December until lease expiration.



|ITEM 3. | LEGAL PROCEEDINGS.
|------- | ------------------

From time to time, we are party to legal
proceedings which arise in the ordinary course of our business. We are not currently involved in any litigation for which the outcome would, in the judgment of the General Partners based on information currently available, have a materially adverse
impact on the results of operations or financial condition of the Partnership, nor is management aware of any such litigation threatened against us. In addition, no legal proceeds were terminated during the fourth quarter of 2005.



|ITEM 4. | SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS.
|------- | ----------------------------------------------------

No matters
were submitted to a vote of the limited partners during the fourth quarter of 2005.



Page 19



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##### Index to Financial Statements

PART II



|ITEM 5. | MARKET FOR PARTNERSHIPS UNITS AND RELATED SECURITY HOLDER MATTERS.
|------- | -------------------------------------------------------------------

Summary

As of February 28, 2006, 1,322,909 Class A Units and 38,551 Class B Units held by a total of 1,229 and 39 limited
partners, respectively, were outstanding. Capital contributions are equal to $10.00 per each limited partnership unit. A public trading market has not been established for the Partnerships limited partnership units, nor is such a market
anticipated to develop in the future. The partnership agreement provides the General Partners with the right to prohibit transfers of units at their discretion.

Unit Valuation

Because fiduciaries of retirement plans subject to the Employee retirement Income Security Act (ERISA) and the
Individual Retirement Account (IRA) custodians are required to determine and report the value of the assets held in their respective plans or accounts on an annual basis, the General Partners are required under the partnership agreement
to report estimated unit values each year in the Partnerships annual report on Form 10-K. The methodology to be utilized for determining such estimated unit values under the partnership agreement requires the General Partners to estimate the
amount a unit holder would receive assuming that the Partnerships properties were sold at their estimated fair market values as of the end of the Partnerships fiscal year, and the proceeds therefrom (without any reduction for selling
expenses), plus the amount of net sale proceeds held by the Partnership at year-end from previous property sales, if any, were distributed to the limited partners in liquidation. The estimated unit valuations are intended to be an estimate of the
distributions that would be made to limited partners who purchased their units directly from the Partnership in the Partnerships original public offering of units.

Utilizing the foregoing methodology and based upon market conditions existing in early December 2005, the General Partners have estimated the Partnerships unit valuations, based upon their estimates of property
values as of December 31, 2005, to be approximately $3.37 per Class A Unit and $3.37 per Class B Unit. These estimates should not be viewed as an accurate reflection of the value of the limited partners units, what limited partners
might be able to sell their units for, or the fair market value of the Partnerships properties, nor do they necessarily represent the amount of net proceeds limited partners would receive if the Partnerships properties were sold and the
proceeds distributed in a liquidation of the Partnership. There is no established public trading market for the Partnerships limited partnership units, and it is not anticipated that a public trading market for the units will ever develop. In
addition, property values are subject to change and could decline in the future. While, as required by the partnership agreement, the General Partners have obtained an opinion from The David L. Beal Company, an independent appraiser certified by the
Member Appraisal Institute, to the effect that such estimates of value were deemed reasonable and were prepared in accordance with appropriate methods for valuing real estate, no actual appraisals were obtained due to the inordinate expense which
would be involved in obtaining appraisals for all of the Partnerships properties.

The valuations performed by the General Partners are estimates
only, and are based on a number of assumptions which may not be accurate or complete and may or may not be applicable to any specific limited partnership units. These estimated valuations assume, and are applicable only to, limited partners who
purchased their units directly from the Partnership in the Partnerships original public offering of units. Further, as set forth above, no third-party appraisals have or will be obtained. For these reasons, the estimated unit valuations set
forth above should not be used by or relied upon by investors, other than fiduciaries of retirement plans and IRA custodians for limited ERISA and IRA reporting purposes, as any indication of the fair market value of their units. In addition, it
should be noted that ERISA plan fiduciaries and IRA custodians may use estimated unit valuations obtained from other sources, such as prices paid for the Partnerships units in secondary market trades, and that such estimated unit valuations
may well be lower than those estimated by the General Partners using the methodology required by the partnership agreement.



Page 20



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##### Index to Financial Statements

It should also be noted that the Partnership is in the process of selling certain of its properties and that, as
properties are sold and the net proceeds from property sales are distributed to limited partners, the remaining value of the Partnerships portfolio of properties, and resulting value of Partnerships limited partnership units, will
naturally decline. In considering the foregoing estimated unit valuations, it should be noted that the Partnership has previously distributed net sale proceeds in the amount of $5.38 per Class A Unit and $5.38 per Class B Unit to its limited
partners. These amounts are intended to represent the per-unit distributions received by limited partners who purchased their units directly from the Partnership in the Partnerships original public offering of units.

Operating Distributions

Operating cash available for distribution to
the limited partners is generally distributed on a quarterly basis. In accordance with the partnership agreement, such distributions are paid first to the limited partners holding Class A Units until they have received a 10% per annum
return on their respective adjusted capital contributions, as defined. Cash from operations is then paid to the General Partners until each has received an amount equal to 10% of distributions. Any remaining cash available for distribution is split
between limited partners holding Class A Units and the General Partners on a basis of 90% and 10%, respectively. No cash distributions will be made to each limited partner holding Class B Units.

The Partnership has reserved operating distributions to limited partners during 2005, primarily due to funding re-leasing costs at 4400 Cox Road and 10407 Centurion
Parkway North and a reduction in operating cash flow resulting from the sale of properties during the current and prior period. No operating cash distributions were paid to the limited partners holding Class B Units or the General Partners as of
December 31, 2005 or 2004.



|ITEM 6. | SELECTED FINANCIAL DATA.
|------- | ------------------------

A summary of the selected financial data
as of and for the fiscal years ended December 31, 2005, 2004, 2003, 2002, and 2001 for the Partnership is provided below. The comparability of net income for the periods presented below is impacted by the sale of properties described in
Item 2.



|                                                                             |  |      |           |      |   |           |  |      |           |      |   |           |  |   |          
|---------------------------------------------------------------------------- |  | ---- | --------- | ---- | - | --------- |  | ---- | --------- | ---- | - | --------- |  | - | ---------
|                                                                             |  | 2005 |           | 2004 |   | 2003      |  | 2002 |           | 2001
|Total assets                                                                 |  | $    | 3,926,687 |      | $ | 6,134,946 |  | $    | 9,008,261 |      | $ | 8,928,642 |  | $ | 9,506,490
|Equity in income of Joint Ventures                                           |  | $    | 566,752   |      | $ | 1,834,093 |  | $    | 572,440   |      | $ | 487,189   |  | $ | 672,305  
|Net income                                                                   |  | $    | 489,091   |      | $ | 1,743,390 |  | $    | 472,901   |      | $ | 385,016   |  | $ | 595,337  
|Net income allocated to Limited Partners:                                    |  |      |           |      |   |           |  |      |           |      |   |           |  |   |          
|Class A                                                                      |  | $    | 412,639   |      | $ | 1,612,375 |  | $    | 472,901   |      | $ | 385,016   |  | $ | 595,337  
|Class B                                                                      |  | $    | 76,452    |      | $ | 131,015   |  | $    | 0         |      | $ | 0         |  | $ | 0        
|Net income per Limited Partner Unit:                                         |  |      |           |      |   |           |  |      |           |      |   |           |  |   |          
|Class A                                                                      |  | $    | 0.31      |      | $ | 1.22      |  | $    | 0.36      |      | $ | 0.29      |  | $ | 0.45     
|Class B                                                                      |  | $    | 1.98      |      | $ | 3.40      |  | $    | 0.00      |      | $ | 0.00      |  | $ | 0.00     
|Operating cash distribution per Class A Limited Partner Unit:                |  |      |           |      |   |           |  |      |           |      |   |           |  |   |          
|Investment Income                                                            |  | $    | 0.00      |      | $ | 0.00      |  | $    | 0.00      |      | $ | 0.00      |  | $ | 0.00     
|Return of Capital                                                            |  | $    | 0.00      |      | $ | 0.00      |  | $    | 0.14      |      | $ | 0.69      |  | $ | 0.76     
|Operating cash distribution per Class B Limited Partner Unit:                |  |      |           |      |   |           |  |      |           |      |   |           |  |   |          
|Investment Income                                                            |  | $    | 0.00      |      | $ | 0.00      |  | $    | 0.00      |      | $ | 0.00      |  | $ | 0.00     
|Return of Capital                                                            |  | $    | 0.00      |      | $ | 0.00      |  | $    | 0.00      |      | $ | 0.00      |  | $ | 0.00     
|Distribution of net sale proceeds per weighted-average Limited Partner Unit: |  |      |           |      |   |           |  |      |           |      |   |           |  |   |          
|Class A                                                                      |  | $    | 1.98      |      | $ | 3.40      |  | $    | 0.00      |      | $ | 0.00      |  | $ | 0.00     
|Class B                                                                      |  | $    | 1.98      |      | $ | 3.40      |  | $    | 0.00      |      | $ | 0.00      |  | $ | 0.00     



Page 21



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##### Index to Financial Statements

|ITEM 7. | MANAGEMENTS DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS.
|------- | --------------------------------------------------------------------------------------

The following discussion and analysis should be read in conjunction with the Selected Financial Data presented in Item 6 and our accompanying financial statements and notes thereto. See also Cautionary Note
Regarding Forward-Looking Statements preceding Part I of this report and Risk Factors in Item 1A of this report.

Overview

Portfolio Overview

We are in the
disposition-and-liquidation phase of our life cycle. We have sold three assets, with only one asset remaining in the portfolio. Our focus on the remaining asset involves re-leasing and marketing efforts that we believe will result in the best
disposition pricing for our limited partners.

During 2005 we engaged in several significant activities that further positioned us to dispose of and
liquidate the properties in which we have owned interests. Specifically, Apex Systems, Inc., the majority tenant of 4400 Cox Road, signed an amendment to lease the remaining vacant space in this building, which was subsequently sold on
June 21, 2005. The majority tenant at 10407 Centurion Parkway North, ADP, Inc., leased additional space, which, along with several additional small leases, increased total occupancy of this property to approximately 81%. We are now marketing
10407 Centurion Parkway North for sale. Lastly, the General Partners distributed net sale proceeds to limited partners of approximately $2,700,000 from the sales of the Stockbridge Village Shopping Center and 4400 Cox Road on November 1, 2005.
We have returned, or announced plans to return, total net sale proceeds of approximately $7,327,000 to the limited partners from original gross capital contributions of approximately $13,615,000.

With only one property remaining in the portfolio, the General Partners are currently reserving operating cash and a portion of net sale proceeds to fund the costs
anticipated to re-lease the remaining vacancy at 10407 Centurion Parkway North. Accordingly, due to a reduction in operating cash flow resulting from recent property sales, we anticipate that operating distributions to limited partners will
continue to be reserved as well in the near term, until such anticipated re-leasing costs are fully funded. Once the outcome of the property re-leasing and marketing efforts is known, the General Partners will evaluate if further distributions of
net sale proceeds would be appropriate.

Property Summary

As we move further into the disposition-and-liquidation phase, we will continue to focus on re-leasing vacant space and space that may become vacant upon the expiration of our current leases. In doing so, we seek to maximize returns to the
limited partners by negotiating long-term leases at market rental rates while attempting to minimize down time, re-leasing expenditures, ongoing property level costs, and portfolio costs. As the remaining property is positioned for sale, our
attention will shift to locating suitable buyers and negotiating purchase-sale contracts that will attempt to maximize the total return to the limited partners and minimize contingencies and our post-closing involvement with the buyer.

Information relating to the properties owned, or previously owned, by the Joint Ventures is provided below:



| |  |  | The Village Overlook Property was sold on September 29, 2003.
| | - |  | -------------------------------------------------------------



| |  |  | Stockbridge Village Shopping Center was sold on April 29, 2004.
| | - |  | ---------------------------------------------------------------



| |  |  | The 4400 Cox Road property was sold on June 21, 2005.
| | - |  | -----------------------------------------------------



| |  |  | We have continued to focus our efforts on leasing 10407 Centurion Parkway North. Occupancy has increased from approximately 63% as of December 31, 2004 to approximately 81% as
of December 31, 2005. We will continue to pursue leasing opportunities for the remaining vacant space.
| | - |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



Page 22



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##### Index to Financial Statements

Industry Factors

Our
results continue to be impacted by a number of factors influencing the real estate industry.

General Economic Conditions and Real
Estate Market Commentary

The General Partners review a number of economic forecasts and market commentaries in order to evaluate
general economic conditions and formulate a view of the current environments effect on the real estate markets in which we operate.

The U.S. economy experienced a moderate rate of growth at the end of 2005. Actual gross domestic product (GDP) grew at an annual rate of 1.1% for the fourth quarter of 2005, which declined from an annual growth rate of 4.1% for
the third quarter of 2005. The decline in the rate of economic growth for the fourth quarter of 2005 is primarily attributable to corresponding declines in consumer and federal government spending and net exports. Annual GDP growth is projected to
remain in the range of 3% during 2006. The economy is anticipated to grow at a slower pace during 2006 due to rising energy prices and growing trade deficits. However, the rate of job growth relative to the labor force is expected to continue to
improve in 2006, partially due to a shrinking labor force.

The U.S. office real estate market has shown some improvement over the past two
years. The continued improvement of the overall economy is having a positive impact on office real estate fundamentals in certain markets. Office employment has grown moderately over the last year, and the pace is anticipated to accelerate in future
years. The source of the future growth is projected to come predominately from the service sector. The U.S. office vacancy rate declined from approximately 14.1% for the third quarter of 2005 to approximately 13.6% for the fourth quarter of 2005.
Positive absorption and low levels of new construction are projected to lead to a further reduction in vacancy in 2006. Increased tenant demand and steady absorption is expected to continue to contribute to positive rental rate growth in certain
markets. Many markets are expected to move from the recovery cycle to the expansion cycle during 2006. The strength of office real estate market fundamentals will vary by location, as market conditions and real estate fundamentals differ based on
geographical region, metropolitan area, and submarket.

The real estate capital transactions market remains relatively healthy and
exceedingly liquid. The national transaction volume has grown at an average annual rate of over 50% during the past two years. Capitalization rates (Cap rates), or required first-year returns on real estate investments, remain low and we
believe are likely to remain flat through 2006. The spread between average cap rates and 10-year U.S. Treasuries remained relatively stable in 2005. We believe that, absent a significant movement in interest rates or a significant decrease in
capital flows into the real estate market, cap rates will remain at or near their current levels.

Impact of Economic Conditions to the
Partnership

While some of the market conditions noted above may indicate an expected increase in rental rates, the extent to which
we may benefit from this growth is dependent upon the contractual rental rates currently provided in existing leases at the properties in which we own an interest. Specifically, in instances where leases were executed at a
time when the market demanded higher rental rates as compared to today, new leasing activities could actually result in a decrease in future rental rates.

Real Estate Funds with Current Vacancy or Near-term Rollover Exposure

Real estate funds, such as the
Partnership, that contain properties with current vacancies or near-term tenant rollover may still face a challenging leasing environment. The properties within these funds will generally face lower rents and higher concession packages to the
tenants in order to re-lease vacant space.

From a valuation standpoint, it is generally preferable to either renew an existing tenant lease
or re-lease the property prior to marketing it for sale. Generally, buyers will heavily discount their offering prices to compensate for existing or pending vacancies.



Page 23



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##### Index to Financial Statements

Liquidity and Capital Resources

Overview

Our operating strategy entails funding expenditures related to the recurring operations of the Joint
Ventures properties and the portfolio with operating cash flows, including current and prior period operating distributions received from the Joint Ventures, and assessing the amount of remaining cash flows that will be required to fund known
future re-leasing costs and other capital improvements. Any residual operating cash flows are generally considered available for distribution to the Class A limited partners and, unless reserved, are generally paid quarterly. To the extent that
operating cash flows are insufficient to fund our recurring operations, net sale proceeds will be utilized. As a result, the ongoing monitoring of our cash position is critical to ensuring that adequate liquidity and capital resources are available.
Economic downturns in one or more of our core markets could adversely impact the ability of our tenants to honor lease payments and our ability to re-lease space on favorable terms as leases expire or space otherwise becomes vacant. In the event of
either situation, cash flows and, consequently, our ability to provide funding for capital needs could be adversely affected.

Short-Term Liquidity

During the year ended December 31, 2005, the Partnership used net operating cash flows of approximately $71,000, as compared to generating net
operating cash inflows of approximately $124,000 during 2004 and $478,000 during 2003. The 2005 and 2004 reductions are primarily attributable to the corresponding reductions in operating distributions received from the Joint Ventures due to the
sale of certain properties. Operating distributions from the Joint Ventures are generally representative of rental revenues and tenant reimbursements, less property operating expenses, management fees, general administrative expenses, and capital
expenditures.

Operating distributions from the Joint Ventures were reserved by the Joint Ventures in 2005 and declined significantly in 2004, as compared
to 2003, primarily as a result of a reduction in cash flows resulting from the sales of properties in current and previous periods. We do not expect to receive operating distributions from the Joint Ventures in the near-term, as we anticipate
funding our pro-rata share of re-leasing costs anticipated in connection with preparing 10407 Centurion Parkway North for sale. To the extent of any future operating distributions paid to limited partners will be largely dependent upon the amount of
cash generated from 10407 Centurion Parkway North, our expectations of future cash flows, and determination of near-term cash needs for tenant re-leasing costs.

During the year ended December 31, 2005, we received net sale proceeds of approximately $2,700,000 from the sale of 4400 Cox Road. During the same period, we invested approximately $440,000 of net sale proceeds
in the Joint Ventures to fund re-leasing costs at 4400 Cox Road and 10407 Centurion Parkway North, and utilized approximately $110,000 of net sale proceeds to fund Partnership operations. We distributed net sale proceeds of approximately $2,700,000
to limited partners in November 2005.

We believe that the cash on hand is sufficient to cover our working capital needs, including liabilities of
approximately $15,000 as of December 31, 2005. During 2006, the General Partners anticipate that the Partnership will fund its proportionate share of the remaining capital expenditures anticipated in connection with preparing 10407 Centurion
Parkway North for sale with cash on hand.

Long-Term Liquidity

We expect that our future sources of capital will be primarily derived from operating cash flows generated from Fund IV-V Associates and net proceeds generated from the strategic sale of the remaining property. Our future long-term
liquidity requirements will include, but not be limited to, funding tenant improvements, renovations, expansions, and other significant capital improvements necessary for the remaining property owned through Fund IV-V Associates. We expect to
continue to use substantially all future net cash flows from operations to provide funding for such requirements.



Page 24



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##### Index to Financial Statements

Capital Resources

The Partnership is an investment vehicle formed for the purpose of acquiring, owning, and operating income-producing real properties and has invested all of the partners original capital contributions. Thus, it is unlikely that we
will acquire interests in any additional properties. Historically, our investment strategy has generally involved acquiring properties on an all-cash basis that are pre-leased to creditworthy tenants through the Joint Ventures with affiliated
partnerships.

The Joint Ventures fund capital expenditures primarily related to building improvements for the purpose of maintaining the quality of their
properties, and tenant improvements for the purpose of readying their properties for re-leasing. As leases expire, we typically attempt to re-lease space to an existing tenant or market the space to prospective new tenants. Generally, tenant
improvements funded in connection with lease renewals require less capital than those funded in connection with new leases. However, external conditions, such as the supply of and demand for comparable space available within a given market, drive
capital costs as well as rental rates.

Operating cash flows, if available, are generally distributed from the Joint Ventures to the Partnership following
each calendar quarter-end. However, the Joint Ventures reserve operating distributions, or a portion thereof, as needed in order to fund known capital and other expenditures. Our cash management policy typically includes first utilizing current
period operating cash flows until depleted, at which point operating reserves are utilized to fund capital and other required expenditures. In the event that current and prior period accumulated operating cash flows are insufficient to fund such
costs, net property sale proceeds reserves would then be utilized.

As of December 31, 2005, we had received, used, distributed, and held net proceeds
allocated to the Partnership from the sale of properties as presented below:



|                                                  |  |              |            |                                      |       |                                           |            |                     |   |                                                             |  |                                                                                                                                                                  |  |            |  |              
|------------------------------------------------- |  | ------------ | ---------- | ------------------------------------ | ----- | ----------------------------------------- | ---------- | ------------------- | - | ----------------------------------------------------------- |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------- |  | ---------- |  | -------------
|Property Sold                                     |  | Net Proceeds |            | PartnershipsApproximate Ownership % |       | Net Proceeds Allocated to the Partnership |            | Use of Net Proceeds |   | Net Proceeds Distributed toPartners as of December 31, 2005 |  | Undistributed Net Proceeds as of December 31, 2005                                                                                                              
|                                                  |  |              |            | Amount                               |       | Purpose                                   |            |                    
|                                                  |  |              |            |                                      |       |                                           |           
|Village Overlook Property(sold in 2003)           |  | $            | 4,995,305  |                                      | 37.7% |                                           | $1,881,577 |                     | $ | 320,836                                                     |  |   Re-leasing 10407 Centurion Parkway North (2004)                                                                                                               |  | $1,560,741 |  | $           0
|                                                  |  |              |            |                                      |       |                                           |           
|Stockbridge Village Shopping Center(sold in 2004) |  |              | 12,024,223 |                                      | 42.8% |                                           | 5,144,985  |                     |   | 1,326,535                                                   |  |   Re-leasing 10407 Centurion Parkway North and 4400 Cox Road (2004)   Re-leasing 10407 Centurion Parkway North (2005)   Funding Partnership operations (2005) |  | 3,818,450  |  | 0            
|                                                  |  |              |            |                                      |       |                                           |           
|4400 Cox Road(sold in 2005)                       |  |              | 6,308,796  |                                      | 42.8% |                                           | 2,699,439  |                     |   | 205,687                                                     |  |   Funding Partnership operations (2005)                                                                                                                         |  | 1,947,812  |  | 545,940      
|                                                  |  |              |            |                                      |       |                                           |            |                     |   |                                                             |  |                                                                                                                                                                  |  |            |  |              
|                                                  |  |              |            |                                      |       |                                           |           
|Total                                             |  |              |            |                                      |       |                                           | $9,726,001 |                     |   | $1,853,058                                                  |  |                                                                                                                                                                  |  | $7,327,003 |  | $545,940     
|                                                  |  |              |            |                                      |       |                                           |            |                     |   |                                                             |  |                                                                                                                                                                  |  |            |  |              

Upon evaluating the capital needs of the remaining property in which we currently hold an interest, our General
Partners have determined that substantially all of the undistributed net sale proceeds above will be required to fund the Partnerships share of anticipated re-leasing costs for the remainder of 10407 Centurion Parkway North.



Page 25



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##### Index to Financial Statements

Results of Operations

Comparison of the year ended December 31, 2005 vs. the year ended December 31, 2004

Equity in
Income of Joint Ventures

Equity in income of the Joint Ventures was $566,752 and $1,834,093 for the years ended December 31, 2005 and 2004,
respectively. The 2005 decrease, as compared to 2004, is primarily attributable to (i) the gain recognized on the sale of the Stockbridge Village Shopping Center in the second quarter of 2004, (ii) the reduction in operating income due to
the 2004 sale of the Stockbridge Village Shopping Center, and the 2005 sale of 4400 Cox Road, partially offset by (iii) the gain recognized on the sale of 4400 Cox Road in the second quarter of 2005. We expect equity in income of Joint
Ventures to decrease going forward as a result of the reduction in operating income due to the aforementioned sales.

Expenses

Total expenses of the Partnership were relatively stable at $130,382 and $134,867 for the years ended December 31, 2005 and 2004,
respectively. We anticipate additional future partnership administration expenses related to implementing and adhering to reporting and regulatory requirements on a going-forward basis.

Interest and Other Income

Interest and
other income was $52,721 and $44,164 for the years ended December 31, 2005 and 2004, respectively. The 2005 increase, as compared to 2004, is primarily due to (i) an increase in the average amount of net sale proceeds held during 2005 as a
result of the sale of the 4400 Cox Road property in June 2005 and (ii) an increase in the daily interest yield. Future levels of interest income will be largely dependent upon the timing of future dispositions and net sale proceeds
distributions to the investors.

Comparison of the year ended December 31, 2004 vs. the year ended December 31, 2003

Equity in Income of Joint Ventures

Equity
in income of the Joint Ventures was $1,834,093 and $572,440 for the years ended December 31, 2004 and 2003, respectively. The 2004 increase, as compared to 2003, is primarily attributable to (i) the gain recognized on the April 2004 sale
of the Stockbridge Village Shopping Center, (ii) a reduction in property taxes for 10407 Centurion Parkway North due to a reassessment made in the first half of 2004, and (iii) a reduction in depreciation expense for all buildings
owned through the Joint Ventures due to changing the estimated weighted-average composite useful life from 25 years to 40 years effective July 1, 2004.

Expenses

Total expenses of the Partnership
were $134,867 and $102,754 for the years ended December 31, 2004 and 2003, respectively. The 2004 increase, as compared to 2003, is primarily due to an increase in legal and accounting fees associated with increased regulatory and reporting
requirements.

Interest and Other Income

Interest and other income was $44,164 and $3,215 for the years ended December 31, 2004 and 2003, respectively. The 2004 increase, as compared to 2003, is primarily due to an increase in the average amount of net
sale proceeds held during 2004 as a result of the sale of the Stockbridge Village Shopping Center in April 2004.

Inflation

We are exposed to inflation risk as income from long-term leases is the primary source of our cash flows from operations. There are provisions in the majority of our
tenant leases that would protect us from the impact of



Page 26



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##### Index to Financial Statements

inflation. These provisions include rent steps, reimbursement billings for operating expense pass-through charges, real estate tax and insurance
reimbursements on a per square-foot basis, or in some cases, annual reimbursement of operating expenses above a certain per square-foot allowance. However, due to the long-term nature of our leases, the leases may not readjust their reimbursement
rates frequently enough to cover inflation.

Application of Critical Accounting Policies

Our accounting policies have been established to conform with generally accepted accounting principles in the United States (GAAP). The preparation of
financial statements in conformity with GAAP requires management to use judgment in the application of accounting policies, including making estimates and assumptions. These judgments affect the reported amounts of assets and liabilities and
disclosure of contingent assets and liabilities at the dates of the financial statements and the reported amounts of revenue and expenses during the reporting periods. If managements judgment or interpretation of the facts and circumstances
relating to various transactions had been different, it is possible that different accounting policies would have been applied, thus resulting in a different presentation of the financial statements. Additionally, other companies may utilize
different estimates that may impact comparability of our results of operations to those of companies in similar businesses.

Below is a discussion of the
accounting policies used by the Partnership and the Joint Ventures, which are considered to be critical in that they may require complex judgment in their application or require estimates about matters that are inherently uncertain.

Investment in Real Estate Assets

We will be required to make
subjective assessments as to the useful lives of its depreciable assets. We will consider the period of future benefit of the asset to determine the appropriate useful lives. These assessments have a direct impact on net income. The estimated useful
lives of the Partnerships assets by class are as follows:



|                      |  |                                       
|--------------------- |  | --------------------------------------
|Buildings             |  | 40 years                              
|Building improvements |  | 5-25 years                            
|Land improvements     |  | 20 years                              
|Tenant improvements   |  | Shorter of lease term or economic life

Effective July 1, 2004, the Joint Ventures extended the weighted-average composite useful life for all
building assets from 25 years to 40 years. We believe that this change more appropriately reflects the estimated useful lives of real estate assets and is consistent with prevailing industry practice. The change resulted in an increase to net income
of approximately $51,427 for the year ended December 31, 2004. In the event that the Joint Ventures utilize inappropriate useful lives or methods of depreciation, its net income (loss) would be misstated.

Valuation of Real Estate Assets

We continually monitor events and
changes in circumstances that could indicate that the carrying amounts of the real estate assets in which we have an ownership interest, either directly or through investments in the Joint Ventures, may not be recoverable. When indicators of
potential impairment are present which indicate that the carrying amounts of real estate assets may not be recoverable, management assesses the recoverability of the real estate assets by determining whether the carrying value of the real estate
assets will be recovered through the undiscounted future operating cash flows expected from the use of the asset and its eventual disposition. In the event that such expected undiscounted future cash flows do not exceed the carrying value,
management adjusts the real estate assets to the fair value, as defined by Statement of Financial Accounting Standard No. 144, and recognizes an impairment loss. Estimated fair values are calculated based on the following information, dependent
upon availability, in order of preference: (i) recently quoted market prices, (ii) market prices for comparable properties, or (iii) the present value of undiscounted cash flows, including estimated salvage value. We have determined
that there has been no impairment in the carrying value of any of the real estate assets held by the Partnership at December 31, 2005.



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##### Index to Financial Statements

Projections of expected future cash flows require management to estimate future market rental income amounts subsequent
to the expiration of current lease agreements, property operating expenses, discount rates, the number of months it takes to re-lease the property, and the number of years the property is held for investment. The use of inappropriate assumptions in
the future cash flow analysis would result in an incorrect assessment of the propertys future cash flows and fair value, and could result in the overstatement of the carrying value of real estate assets held by the Joint Ventures and net
income of the Partnership.

Related-Party Transactions and Agreements

We have entered into agreements with Wells Capital and its affiliates, whereby we pay certain fees or reimbursements to Wells Capital and Wells Management, or their affiliates, for property management and leasing
services and reimbursement of operating costs. See Item 13, Certain Relationships and Related Transactions for a description of these fees and reimbursements and amounts incurred and Risk Factors  Conflicts of
Interest in Item 1A of this report.



|ITEM 7A.    QUANTITATIVE | AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK.
|------------------------ | ----------------------------------------------

Since we do not
borrow any money, make any foreign investments, or invest in any market risk-sensitive instruments, we are not subject to risks relating to interest rates, foreign current exchange rate fluctuations, or the other market risks contemplated by
Item 305 of Regulation S-K.



|ITEM 8. | FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA.
|------- | --------------------------------------------

Our financial
statements and supplementary data are detailed under Item 15(a) and filed as part of the report on the pages indicated.



|ITEM 9. | CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND FINANCIAL DISCLOSURE.
|------- | -------------------------------------------------------------------------------------

There were no disagreements with our independent registered public accountants during the years ended December 31, 2005 or 2004.



|ITEM 9A.    CONTROLS | AND PROCEDURES.
|-------------------- | ---------------

We carried out an evaluation, under the
supervision and with the participation of management of Wells Capital, the corporate general partner of one of our General Partners, including the Principal Executive Officer and Principal Financial Officer, of the effectiveness of the design and
operation of our disclosure controls and procedures as defined in Rule 13a -15(e) of the Securities Exchange Act of 1934 as of the end of the period covered by this report. Based upon that evaluation, the Principal Executive Officer and Principal
Financial Officer concluded that our disclosure controls and procedures were effective as of the end of the period covered by this report in providing a reasonable level of assurance that information we are required to disclose in reports that we
file or submit under the Securities Exchange Act of 1934 is recorded, processed, summarized, and reported within the time periods specified in applicable SEC rules and forms, including providing a reasonable level of assurance that information
required to be disclosed by us in such reports is accumulated and communicated to our management, including our Principal Executive Officer and our Principal Financial Officer, as appropriate to allow timely decisions regarding required disclosure.

There were no significant changes in the Partnerships internal control over financial reporting during the quarter ended December 31, 2005 that
have materially affected, or are likely to materially affect, our internal control over financial reporting.



|ITEM 9B.    OTHER | INFORMATION.
|----------------- | ------------

For the quarter ended December 31, 2005, all
items required to be disclosed under Form 8-K were reported under Form 8-K.



Page 28



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##### Index to Financial Statements

PART III



|ITEM 10. | GENERAL PARTNERS OF THE PARTNERSHIP.
|-------- | ------------------------------------

Wells Partners

The sole general partner of Wells Partners, one of our General Partners, is Wells Capital, a Georgia corporation. The executive offices of Wells
Capital are located at 6200 The Corners Parkway, Norcross, Georgia 30092. Wells Capital was organized on April 18, 1984 under the Georgia Business Corporation Code, and is primarily in the business of serving as general partner or as an
affiliate of the general partner in affiliated public limited partnerships (Wells Real Estate Funds) and as the advisor to the Wells Real Estate Investment Trust, Inc. and Wells Real Estate Investment Trust II, Inc. (Wells
REITs), each a Maryland corporation which qualifies as a real estate investment trust. In these capacities, Wells Capital performs certain services for the Wells Real Estate Funds and the Wells REITs, including presenting, structuring, and
acquiring real estate investment opportunities, entering into leases and service contracts on acquired properties, arranging for and completing the disposition of properties, and providing other services such as accounting and administrative
functions. Wells Capital is a wholly owned subsidiary of Wells Real Estate Funds, Inc., of which Leo F. Wells, III is the sole stockholder.

Leo F.
Wells, III

Mr. Wells, 62, who serves as one of our General Partners, is the president, treasurer, and sole director of Wells Capital, which is our
corporate General Partner. He is also the sole stockholder, president, and sole director of Wells Real Estate Funds, Inc., the parent corporation of Wells Capital, Wells Management, Wells Investment Securities, Inc. (WIS), and
Wells & Associates, Inc., a real estate brokerage and investment company formed in 1976 and incorporated in 1978, for which Mr. Wells serves as principal broker. He is also the president, treasurer, and sole director of:



| |  |  | Wells Management, our property manager;
| | - |  | ---------------------------------------



| |  |  | Wells & Associates, Inc.; and
| | - |  | -----------------------------



| |  |  | Wells Development Corporation, a company he organized in 1997 to develop real properties.
| | - |  | -----------------------------------------------------------------------------------------

Mr. Wells is the president and a director of Wells Real Estate Investment Trust, Inc. and Wells Real Estate Investment Trust II, Inc., which are both real estate investment trusts formed under Maryland law.

Mr. Wells was a real estate salesman and property manager from 1970 to 1973 for Roy D. Warren & Company, an Atlanta-based real estate
company, and he was associated from 1973 to 1976 with Sax Gaskin Real Estate Company. From 1980 to February 1985 he served as Vice President of Hill-Johnson, Inc., a Georgia corporation engaged in the construction business. Mr. Wells holds a
Bachelor of Business Administration degree in economics from the University of Georgia. Mr. Wells is a member of the Financial Planning Association.

On August 26, 2003, Mr. Wells and WIS entered into a Letter of Acceptance, Waiver and Consent (AWC) with the National Association of Securities Dealers, Inc. (NASD) relating to alleged rule violations. The
AWC set forth the NASDs findings that WIS and Mr. Wells had violated conduct rules relating to the provision of noncash compensation of more than $100 to associated persons of NASD member firms in connection with their attendance at the
annual educational and due diligence conferences sponsored by WIS in 2001 and 2002. Without admitting or denying the allegations and findings against them, WIS and Mr. Wells consented in the AWC to various findings by the NASD which are
summarized in the following paragraph:

In 2001 and 2002, WIS sponsored conferences attended by registered representatives who sold its real
estate investment products. WIS also paid for certain expenses of guests of the registered representatives who attended the conferences. In 2001, WIS paid the costs of travel to the conference and meals for many of the guests, and paid the costs of
playing golf for some of the registered representatives and their guests. WIS later invoiced registered representatives for the cost of golf and for travel expenses of guests, but was not



Page 29



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##### Index to Financial Statements

fully reimbursed for such. In 2002, WIS paid for meals for the guests. WIS also conditioned most of the 2001 conference invitations on attainment by the
registered representatives of a predetermined sales goal for WIS products. This conduct violated the prohibitions against payment and receipt of non-cash compensation in connection with the sales of these products contained in NASDs Conduct
Rules 2710, 2810, and 3060. In addition, WIS and Mr. Wells failed to adhere to all of the terms of their written undertaking made in March 2001 not to engage in the conduct described above, and thereby engaged in conduct that was inconsistent
with high standards of commercial honor and just and equitable principles of trade in violation of NASD Conduct Rule 2110.

WIS consented to a censure and
Mr. Wells consented to suspension from acting in a principal capacity with an NASD member firm for one year. WIS and Mr. Wells also agreed to the imposition of a joint and several fine in the amount of $150,000. Mr. Wells
one-year suspension from acting in a principal capacity ended on October 6. 2004. Mr. Wells continues to engage in selling efforts and other nonprincipal activities on behalf of WIS.

In November 2004, a putative class action complaint, the Hendry Action, was filed against, among others, Wells Capital, Mr. Wells, and Wells Management. See Part I,
Item 1 for additional information regarding the Hendry Action.

Section 16(a) Beneficial Ownership Reporting Compliance

Section 16(a) of the Securities Exchange Act of 1934 requires the officers and directors of the general partner of our General Partner, and persons who own 10% or
more of any class of equity interests in the Partnership, to report their beneficial ownership of equity interests in the Partnership to the SEC. Their initial reports are required to be filed using the SECs Form 3, and they are required
to report subsequent purchases, sales, and other changes using the SECs Form 4, which must be filed within two business days of most transactions. Officers, directors, and partners owning more than 10% of any class of equity interests in
the Partnership are required by SEC regulations to furnish us with copies of all of reports they file pursuant to Section 16(a).

Based solely on our
review of copies of these reports furnished to us by the officers and directors of the general partner of our General Partner, we believe that the officers and directors of the general partner of our General Partner listed below did not timely file
initial Form 3 reports pursuant to Section 16(a) filing requirements (there are no individuals who own 10% of any class of equity interests in the Partnership). In addition, Leo F. Wells, III and Angeline J. Wells inadvertently failed to
report prior issuances of units on such Form 3 reports when those reports were filed with the SEC. All such issuances were subsequently reported on amended Form 3 reports.



|                         |  |        |  |                     |  |                          |  |                                
|------------------------ |  | ------ |  | ------------------- |  | ------------------------ |  | -------------------------------
|Name                     |  | Report |  | No. of Late Reports |  | No. of Late Transactions |  | Date Form Filed                
|Robert E. Bowers         |  | Form 3 |  | 1                   |  | 0                        |  | June 2, 2005                   
|Thomas F. Brittelle      |  | Form 3 |  | 1                   |  | 0                        |  | June 2, 2005                   
|Linda L. Carson          |  | Form 3 |  | 1                   |  | 0                        |  | June 2, 2005                   
|Stephen G. Franklin, Sr. |  | Form 3 |  | 1                   |  | 0                        |  | June 2, 2005                   
|Randy Fretz              |  | Form 3 |  | 1                   |  | 0                        |  | June 2, 2005                   
|Angeline J. Wells        |  | Form 3 |  | 2                   |  | 1                        |  | June 2, 2005 and March 17, 2006
|Leo F. Wells, III        |  | Form 3 |  | 2                   |  | 2                        |  | June 2, 2005 and March 17, 2006
|Douglas P. Williams      |  | Form 3 |  | 1                   |  | 0                        |  | June 2, 2005                   
|Donald A. Miller         |  | Form 3 |  | 1                   |  | 0                        |  | July 8, 2005                   

Financial Oversight Committee

The Partnership does not have a board of directors or an audit committee. Accordingly, as the corporate general partner of one of the General Partners of the Partnership, Wells Capital has established a Financial
Oversight Committee consisting of Leo F. Wells, III, as the Principal Executive Officer; Douglas P. Williams, as the Principal Financial Officer; and Randall D. Fretz, as the Senior Vice President of Wells Capital. The Financial Oversight



Page 30



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##### Index to Financial Statements

Committee serves the equivalent function of an audit committee for, among others, the following purposes: appointment, compensation, review and oversight of
the work of our independent registered public accountant, and establishing and enforcing the code of ethics. However, since neither the Partnership nor its corporate General Partner has an audit committee and the Financial Oversight Committee is not
independent of the Partnership or the General Partners, we do not have an audit committee financial expert.

Code of Ethics

The Financial Oversight Committee has adopted a code of ethics applicable to Wells Capitals Principal Executive Officer and Principal Financial Officer, as well
as the principal accounting officer, controller, or other employees of Wells Capital performing similar functions on behalf of the Partnership, if any. You may obtain a copy of this code of ethics, without charge, upon request by calling our Client
Services Department at 800-557-4830 or 770-243-8282.



|ITEM 11. | COMPENSATION OF GENERAL PARTNERS AND AFFILIATES.
|-------- | ------------------------------------------------

As of
December 31, 2005, the Partnership has not made any payments to the General Partners. See Item 13, Certain Relationships and Related Transactions, for a description of the fees incurred by the Partnership payable to affiliates
of the General Partners during the year ended December 31, 2005.



|ITEM 12. | SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT.
|-------- | ---------------------------------------------------------------



|(a) | No limited partner owns beneficially more than 5% of any class of the outstanding units of the Partnership.
|--- | -----------------------------------------------------------------------------------------------------------



|(b) | Set forth below is the security ownership of management as of February 28, 2006.
|--- | --------------------------------------------------------------------------------



|                          |  |                          |  |                                          |  |                
|------------------------- |  | ------------------------ |  | ---------------------------------------- |  | ---------------
|Title of Class            |  | Name of Beneficial Owner |  | Amount and Nature ofBeneficial Ownership |  | Parent of Class
|Limited Partnership Units |  | Leo F. Wells, III        |  | 114.683 Units(1)                         |  | Less than 1%   



| | (1) | Leo F. Wells, III owns 114.683 Class A Units through an Individual Retirement Account.
| | --- | --------------------------------------------------------------------------------------



|(c) | No arrangements exist which would, upon expectation thereof, result in a change in control of the Partnership.
|--- | --------------------------------------------------------------------------------------------------------------



|ITEM 13.    CERTAIN | RELATIONSHIPS AND RELATED TRANSACTIONS.
|------------------- | ---------------------------------------

The compensation and fees
we paid to our General Partners and their affiliates in connection with our operations are as follows:

Interest in Partnership Cash Flow and Net Sale
Proceeds

The General Partners are entitled to receive a subordinated participation in net cash flow from operations equal to 10% of net cash flow after
the limited partners holding Class A Units have received preferential distributions equal to 10% of their adjusted capital contribution. The General Partners are also entitled to receive a subordinated participation in net sale proceeds and net
financing proceeds equal to 20% of residual proceeds available for distribution after the limited partners holding Class A Units have received a return of their adjusted capital contribution plus a 10% cumulative return on their adjusted
capital contributions and limited partners holding Class B Units have received a return of their adjusted capital contribution plus a 15% cumulative return on their adjusted capital contribution; provided, however, that in no event shall the General
Partners receive in the aggregate in excess of 15% of net sale proceeds and net financing proceeds remaining after payments to limited partners from such proceeds of amounts equal to the sum of their adjusted capital contributions plus a 6%
cumulative return on their adjusted capital contributions. The General Partners did not receive any distribution of cash from operations or net sales proceeds in 2005.



Page 31



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##### Index to Financial Statements

Management and Leasing Fees

Wells Management, an affiliate of the General Partners, receives compensation for the management and leasing of our properties owned through Joint Ventures equal to the lesser of (a) of the gross revenues collected monthly, 3% for
management services and 3% for leasing services, plus a separate fee for the one-time lease-up of newly constructed properties in an amount not to exceed the fee customarily charged in arms-length transactions by others rendering similar
services in the same geographic area for similar properties or (b) in the case of commercial properties which are leased on a long-term net basis (ten or more years), 1% of the gross revenues except for initial leasing fees equal to 3% of the
gross revenues over the first five years of the lease term. The Partnerships share of management and leasing fees and lease acquisition costs incurred through Joint Ventures was $27,584, $16,283, and $90,878 for the years ended
December 31, 2005, 2004, and 2003, respectively.

Real Estate Commissions

In connection with the sale of our properties, the General Partners or their affiliates may receive commissions not exceeding the lesser of (a) 50% of the commissions customarily charged by other brokers in
arms-length transactions involving comparable properties in the same geographic area or (b) 3% of the gross sales price of the property, and provided that payments of such commissions will be made only after limited partners have received
prior distributions totaling 100% of their capital contributions plus a 6% cumulative return on their adjusted capital contributions. No real estate commissions were paid to the General Partners or affiliates for the years ended December 31,
2005, 2004, or 2003.

Administration Reimbursement

Wells Capital, the corporate general partner of Wells Partners, one of the Partnerships general partners, and Wells Management perform certain administrative services for the Partnership, relating to accounting, property management,
and other partnership administration, and incur the related expenses. Such expenses are allocated among other entities affiliated with the General Partners based on estimates of the amount of time spent on the respective entities by individual
personnel. In the opinion of the General Partners, this allocation is a reasonable estimation of such expenses. We reimbursed Wells Capital and Wells Management for administrative expenses of $63,099, $61,532, and $44,655 for the years ended
December 31, 2005, 2004, and 2003, respectively, which are included in partnership administration expenses in the accompanying statements of operations.



|ITEM 14.    PRINCIPAL | ACCOUNTING FEES AND SERVICES.
|--------------------- | -----------------------------

Preapproval Policies and
Procedures

The Financial Oversight Committee preapproves all auditing and permissible nonauditing services provided by our independent registered
public accountants. The approval may be given as part of the Financial Oversight Committees approval of the scope of the engagement of our independent registered public accountants or on an individual basis. The preapproval of certain
audit-related services and certain nonauditing services not exceeding enumerated dollar limits may be delegated to one or more of the Financial Oversight Committees members, but the member to whom such authority is delegated shall report any
preapproval decisions to the full Financial Oversight Committee. Our independent registered public accountants may not be retained to perform the nonauditing services specified in Section 10A(g) of the Securities Exchange Act of 1934.

Fees Paid to the Independent Registered Public Accountants

During the year ended December 31, 2005, Ernst & Young LLP (Ernst & Young) served as our independent registered public accountants and provided certain tax and other services. Ernst & Young has
served as our independent registered public accountants since July 3, 2002. All such fees are recognized in the period to which the services relate. A portion of such fees are allocated to the joint ventures in which the Partnership invests.
The



Page 32



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##### Index to Financial Statements

aggregate fees billed to the Partnership for professional accounting services by Ernst & Young, including the audit of the Partnerships annual
financial statements, for the fiscal years ended December 31, 2005 and 2004, are set forth in the table below.



|                   |  |      |        |      |   |       
|------------------ |  | ---- | ------ | ---- | - | ------
|                   |  | 2005 |        | 2004
|Audit Fees         |  | $    | 19,466 |      | $ | 21,393
|Audit-Related Fees |  |      | 0      |      |   | 0     
|Tax Fees           |  |      | 13,885 |      |   | 7,776 
|Other Fees         |  |      | 0      |      |   | 0     
|                   |  |      |        |      |   |       
|Total              |  | $    | 33,351 |      | $ | 29,169
|                   |  |      |        |      |   |       

For purposes of the preceding table, the professional fees are classified as follows:



| |  |  | Audit Fees  These are fees for professional services performed for the audit of our annual financial statements and review of financial statements included in our Form 10-Q
filings, services that are normally provided by independent registered public accountants in connection with statutory and regulatory filings or engagements, and services that generally independent registered public accountants reasonably can
provide, such as statutory audits, attest services, consents, and assistance with and review of documents filed with the SEC.
| | - |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| |  |  | Audit-Related Fees  These are fees for assurance and related services that traditionally are performed by independent registered public accountants, such as due diligence
related to acquisitions and dispositions, internal control reviews, attestation services that are not required by statute or regulation, and consultation concerning financial accounting and reporting standards.
| | - |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| |  |  | Tax Fees  These are fees for all professional services performed by professional staff in our independent registered public accountants tax division, except those
services related to the audit of our financial statements. These include fees for tax compliance, tax planning, and tax advice. Tax compliance involves preparation of any federal, state, or local tax returns. Tax planning and tax advice encompass a
diverse range of services, including assistance with tax audits and appeals, tax advice related to acquisitions and dispositions of assets, and requests for rulings or technical advice from taxing authorities.
| | - |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| |  |  | Other Fees  These are fees for other permissible work performed that do not meet the above-described categories, including assistance with internal audit plans and risk
assessments.
| | - |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

During the fiscal years ended December 31, 2005 and 2004, 100% of the services performed by Ernst & Young
described above under the captions Audit Fees, Audit-Related Fees, Tax Fees, and Other Fees were approved in advance by a member of the Financial Oversight Committee.



Page 33



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##### Index to Financial Statements

PART IV



|ITEM 15. | EXHIBITS AND FINANCIAL STATEMENT SCHEDULES.
|-------- | -------------------------------------------



|(a) | 1.  The financial statements are contained on pages F-2 through F-37 of this Annual Report on Form 10-K, and the list of the financial statements contained herein is
set forth on page F-1, which is hereby incorporated by reference.
|--- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|(b) | The Exhibits filed in response to Item 601 of Regulation S-K are listed on the Exhibit Index attached hereto.
|--- | -------------------------------------------------------------------------------------------------------------



|(c) | See (a) 1 above.
|--- | ----------------



Page 34



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##### Index to Financial Statements

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.



|               |  |  |  |                                                                                                    |  |                                           |  | 
|-------------- |  |  |  | -------------------------------------------------------------------------------------------------- |  | ----------------------------------------- |  | 
|               |  |  |  | WELLS REAL ESTATE FUND IV, L.P.(Registrant)                                                       
|               |  |  | 
|               |  |  |  | By:                                                                                                |  | WELLS PARTNERS, L.P. (General
Partner)   
|               |  |  | 
|               |  |  |  | By:                                                                                                |  | WELLS CAPITAL (Corporate General
Partner)
|               |  | 
|March 28, 2006 |  |  |  | /S/    LEO F. WELLS,
III                                                                          
|               |  |  |  | Leo F. Wells, III President, Principal
Executive Officer, and Sole Director of Wells Capital, Inc.
|               |  | 
|March 28, 2006 |  |  |  | /S/    DOUGLAS P.
WILLIAMS                                                                        
|               |  |  |  | Douglas P. Williams Principal Financial
Officer of Wells Capital, Inc.                            



Page 35



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##### Index to Financial Statements

WELLS REAL ESTATE FUND IV, L.P.



TABLE OF CONTENTS



|                                                                                                                               |  |     
|------------------------------------------------------------------------------------------------------------------------------ |  | ----
|FINANCIAL STATEMENTS                                                                                                           |  | Page
|                                                                                                                               | 
|WELLS REAL ESTATE FUND IV, L.P.                                                                                                |  |     
|Report of Independent Registered Public Accounting Firm                                                                        |  | F-2 
|Balance Sheets as of December 31, 2005 and 2004                                                                                |  | F-3 
|Statements of Operations for the Years Ended December 31, 2005, 2004, and 2003                                                 |  | F-4 
|Statements of Partners Capital for the Years Ended December 31, 2005, 2004, and 2003                                          |  | F-5 
|Statements of Cash Flows for the Years Ended December 31, 2005, 2004, and 2003                                                 |  | F-6 
|Notes to Financial Statements                                                                                                  |  | F-7 
|                                                                                                                               | 
|FUND III AND FUND IV ASSOCIATES                                                                                                |  |     
|Report of Independent Registered Public Accounting Firm                                                                        |  | F-15
|Statement of Net Assets in Liquidation as of December 31, 2005 (unaudited) and Balance Sheet as of December 31, 2004           |  | F-16
|Statement of Changes in Net Assets in Liquidation for the Period of July 1, 2005 toDecember 31, 2005 (unaudited)               |  | F-17
|Statements of Operations for the Six Months Ended June 30, 2005 (unaudited) and for the Years Ended December 31, 2004 and 2003 |  | F-18
|Statements of Partners Capital for the Years Ended December 31, 2003 and 2004 and for the Six Months Ended June 30, 2005      |  | F-19
|Statements of Cash Flows for the Six Months Ended June 30, 2005 (unaudited) and the Years Ended December 31, 2004 and 2003     |  | F-20
|Notes to Financial Statements                                                                                                  |  | F-21
|Schedule III  Real Estate and Accumulated Depreciation                                                                        |  | F-25
|                                                                                                                               | 
|FUND IV AND FUND V ASSOCIATES                                                                                                  |  |     
|Report of Independent Registered Public Accounting Firm                                                                        |  | F-26
|Balance Sheets as of December 31, 2005 and 2004                                                                                |  | F-27
|Statements of Operations for the Years Ended December 31, 2005, 2004, and 2003                                                 |  | F-28
|Statements of Partners Capital for the Years Ended December 31, 2005, 2004, and 2003                                          |  | F-29
|Statements of Cash Flows for the Years Ended December 31, 2005, 2004, and 2003                                                 |  | F-30
|Notes to Financial Statements                                                                                                  |  | F-31
|Schedule III  Real Estate and Accumulated Depreciation                                                                        |  | F-36



Page F-1



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##### Index to Financial Statements

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

The General Partners of

Wells Real Estate Fund IV, L.P.

We have
audited the accompanying balance sheets of Wells Real Estate Fund IV, L.P. (the Partnership) as of December 31, 2005 and 2004, and the related statements of operations, partners capital, and cash flows for each of the three
years in the period ended December 31, 2005. These financial statements are the responsibility of the Partnerships management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and
perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. We were not engaged to perform an audit of the Partnerships internal control over financial reporting. Our audits
included consideration of internal control over financial reporting as a basis for designing audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the Partnerships
internal control over financial reporting. Accordingly, we express no such opinion. An audit also includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles
used and significant estimates made by management, and evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Wells Real Estate Fund IV, L.P. at December 31, 2005 and 2004, and the results of its
operations and its cash flows for each of the three years in the period ended December 31, 2005, in conformity with U.S. generally accepted accounting principles.

/S/    ERNST & YOUNG LLP

Atlanta, Georgia

March 2, 2006



Page F-2



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##### Index to Financial Statements

WELLS REAL ESTATE FUND IV, L.P.



BALANCE SHEETS

DECEMBER 31, 2005 AND 2004

ASSETS



|                             |  |      |           |      |   |          
|---------------------------- |  | ---- | --------- | ---- | - | ---------
|                             |  | 2005 |           | 2004
|Investment in joint ventures |  | $    | 3,297,140 |      | $ | 4,989,723
|Cash and cash equivalents    |  |      | 629,547   |      |   | 1,141,551
|Due from affiliate           |  |      | 0         |      |   | 3,672    
|                             |  |      |           |      |   |          
|Total assets                 |  | $    | 3,926,687 |      | $ | 6,134,946
|                             |  |      |           |      |   |          

LIABILITIES AND PARTNERS CAPITAL



|                                                 |  |   |           |  |   |          
|------------------------------------------------ |  | - | --------- |  | - | ---------
|Liabilities:                                     |  |   |           |  |   |          
|Accounts payable and accrued expenses            |  | $ | 9,370     |  | $ | 10,162   
|Due to affiliates                                |  |   | 5,901     |  |   | 2,459    
|                                                 |  |   |           |  |   |          
|Total liabilities                                |  |   | 15,271    |  |   | 12,621   
|                                                 |  |  
|Commitments and contingencies                    |  |   | 0         |  |   | 0        
|                                                 |  |  
|Partners capital:                               |  |   |           |  |   |          
|Limited partners:                                |  |   |           |  |   |          
|Class A  1,322,909 units issued and outstanding |  |   | 3,911,416 |  |   | 6,122,325
|Class B  38,551 units issued and outstanding    |  |   | 0         |  |   | 0        
|General Partners                                 |  |   | 0         |  |   | 0        
|                                                 |  |   |           |  |   |          
|Total partners capital                          |  |   | 3,911,416 |  |   | 6,122,325
|                                                 |  |   |           |  |   |          
|Total liabilities and partners capital          |  | $ | 3,926,687 |  | $ | 6,134,946
|                                                 |  |   |           |  |   |          

See accompanying notes.



Page F-3



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##### Index to Financial Statements

WELLS REAL ESTATE FUND IV, L.P.



STATEMENTS OF OPERATIONS

FOR THE YEARS ENDED

DECEMBER 31, 2005, 2004, AND 2003



|                                          |  |      |         |      |   |           |  |   |        
|----------------------------------------- |  | ---- | ------- | ---- | - | --------- |  | - | -------
|                                          |  | 2005 |         | 2004 |   | 2003     
|                                          |  |      |        
|EQUITY IN INCOME OF JOINT VENTURES        |  | $    | 566,752 |      | $ | 1,834,093 |  | $ | 572,440
|                                          |  |      |        
|EXPENSES:                                 |  |      |         |      |   |           |  |   |        
|Partnership administration                |  |      | 91,798  |      |   | 94,850    |  |   | 76,838 
|Legal and accounting                      |  |      | 38,584  |      |   | 40,017    |  |   | 25,916 
|                                          |  |      |         |      |   |           |  |   |        
|Total expenses                            |  |      | 130,382 |      |   | 134,867   |  |   | 102,754
|                                          |  |      |        
|INTEREST AND OTHER INCOME                 |  |      | 52,721  |      |   | 44,164    |  |   | 3,215  
|                                          |  |      |         |      |   |           |  |   |        
|NET INCOME                                |  | $    | 489,091 |      | $ | 1,743,390 |  | $ | 472,901
|                                          |  |      |         |      |   |           |  |   |        
|                                          |  |      |        
|NET INCOME ALLOCATED TO LIMITED PARTNERS: |  |      |         |      |   |           |  |   |        
|CLASS A                                   |  | $    | 412,639 |      | $ | 1,612,375 |  | $ | 472,901
|                                          |  |      |         |      |   |           |  |   |        
|CLASS B                                   |  | $    | 76,452  |      | $ | 131,015   |  | $ | 0      
|                                          |  |      |         |      |   |           |  |   |        
|NET INCOME PER LIMITED PARTNER UNIT:      |  |      |         |      |   |           |  |   |        
|CLASS A                                   |  | $    | 0.31    |      | $ | 1.22      |  | $ | 0.36   
|                                          |  |      |         |      |   |           |  |   |        
|CLASS B                                   |  | $    | 1.98    |      | $ | 3.40      |  | $ | 0.00   
|                                          |  |      |         |      |   |           |  |   |        

See accompanying notes.



Page F-4



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##### Index to Financial Statements

WELLS REAL ESTATE FUND IV, L.P.



STATEMENTS OF PARTNERS CAPITAL

FOR THE YEARS ENDED

DECEMBER 31, 2005, 2004, AND 2003



|                                                                                                     |  |                  |  |        |                  |   |                         |        |        |   |          |   |  |   |   |  |   |            |  
|---------------------------------------------------------------------------------------------------- |  | ---------------- |  | ------ | ---------------- | - | ----------------------- | ------ | ------ | - | -------- | - |  | - | - |  | - | ---------- | -
|                                                                                                     |  | Limited Partners |  |        | General Partners |   | Total Partners Capital |       
|                                                                                                     |  | Class A          |  |        | Class B          |   |                         |       
|                                                                                                     |  | Units            |  | Amount |                  |   | Units                   |        | Amount |   |          |  
|BALANCE, December 31, 2002                                                                           |  | 1,322,909        |  | $      | 8,714,932        |   |                         | 38,551 |        | $ | 0        |   |  | $ | 0 |  | $ | 8,714,932  |  
|                                                                                                     |  |                  |  |        |                  |  
|Net income                                                                                           |  | 0                |  |        | 472,901          |   |                         | 0      |        |   | 0        |   |  |   | 0 |  |   | 472,901    |  
|Distributions of operating cash flow ($0.14 per Class A Unit)                                        |  | 0                |  |        | (181,896         | ) |                         | 0      |        |   | 0        |   |  |   | 0 |  |   | (181,896   | )
|                                                                                                     |  |                  |  |        |                  |   |                         |        |        |   |          |   |  |   |   |  |   |            |  
|BALANCE, December 31, 2003                                                                           |  | 1,322,909        |  |        | 9,005,937        |   |                         | 38,551 |        |   | 0        |   |  |   | 0 |  |   | 9,005,937  |  
|                                                                                                     |  |                  |  |        |                  |  
|Net income                                                                                           |  | 0                |  |        | 1,612,375        |   |                         | 0      |        |   | 131,015  |   |  |   | 0 |  |   | 1,743,390  |  
|Distributions of net sale proceeds ($3.40 and $3.40 per Class A Unit and Class B Unit, respectively) |  | 0                |  |        | (4,495,987       | ) |                         | 0      |        |   | (131,015 | ) |  |   | 0 |  |   | (4,627,002 | )
|                                                                                                     |  |                  |  |        |                  |   |                         |        |        |   |          |   |  |   |   |  |   |            |  
|BALANCE, December 31, 2004                                                                           |  | 1,322,909        |  |        | 6,122,325        |   |                         | 38,551 |        |   | 0        |   |  |   | 0 |  |   | 6,122,325  |  
|                                                                                                     |  |                  |  |        |                  |  
|Net income                                                                                           |  | 0                |  |        | 412,639          |   |                         | 0      |        |   | 76,452   |   |  |   | 0 |  |   | 489,091    |  
|Distributions of net sale proceeds ($1.98 and $1.98 per Class A Unit and Class B Unit, respectively) |  | 0                |  |        | (2,623,548       | ) |                         | 0      |        |   | (76,452  | ) |  |   | 0 |  |   | (2,700,000 | )
|                                                                                                     |  |                  |  |        |                  |   |                         |        |        |   |          |   |  |   |   |  |   |            |  
|BALANCE, December 31, 2005                                                                           |  | 1,322,909        |  | $      | 3,911,416        |   |                         | 38,551 |        | $ | 0        |   |  | $ | 0 |  | $ | 3,911,416  |  
|                                                                                                     |  |                  |  |        |                  |   |                         |        |        |   |          |   |  |   |   |  |   |            |  

See accompanying notes.



Page F-5



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##### Index to Financial Statements

WELLS REAL ESTATE FUND IV, L.P.



STATEMENTS OF CASH FLOWS

FOR THE YEARS ENDED

DECEMBER 31, 2005, 2004, AND 2003



|                                                                                            |  |      |            |   |      |   |            |      |  |   |           |  
|------------------------------------------------------------------------------------------- |  | ---- | ---------- | - | ---- | - | ---------- | ---- |  | - | --------- | -
|                                                                                            |  | 2005 |            |   | 2004 |   |            | 2003 | 
|CASH FLOWS FROM OPERATING ACTIVITIES:                                                       |  |      |            |   |      |   |            |      |  |   |           |  
|Net income                                                                                  |  | $    | 489,091    |   |      | $ | 1,743,390  |      |  | $ | 472,901   |  
|Operating distributions received from joint ventures                                        |  |      | 0          |   |      |   | 207,802    |      |  |   | 590,296   |  
|Adjustments to reconcile net income to net cash (used in) provided by operating activities: |  |      |            |   |      |   |            |      |  |   |           |  
|Equity in income of joint ventures                                                          |  |      | (566,752   | ) |      |   | (1,834,093 | )    |  |   | (572,440  | )
|Operating changes in assets and liabilities:                                                |  |      |            |   |      |   |            |      |  |   |           |  
|Decrease (increase) in due from affiliate                                                   |  |      | 3,672      |   |      |   | (3,672     | )    |  |   | 0         |  
|(Decrease) increase in accounts payable and accrued expenses                                |  |      | (792       | ) |      |   | 10,162     |      |  |   | (15,271   | )
|Increase in due to affiliates                                                               |  |      | 3,442      |   |      |   | 135        |      |  |   | 2,324     |  
|                                                                                            |  |      |            |   |      |   |            |      |  |   |           |  
|Net cash (used in) provided by operating activities                                         |  |      | (71,339    | ) |      |   | 123,724    |      |  |   | 477,810   |  
|CASH FLOWS FROM INVESTING ACTIVITIES:                                                       |  |      |            |   |      |   |            |      |  |   |           |  
|Investment in joint ventures                                                                |  |      | (440,538   | ) |      |   | (1,507,982 | )    |  |   | 0         |  
|Net sale proceeds received from joint ventures                                              |  |      | 2,699,873  |   |      |   | 5,144,985  |      |  |   | 1,881,732 |  
|                                                                                            |  |      |            |   |      |   |            |      |  |   |           |  
|Net cash provided by investing activities                                                   |  |      | 2,259,335  |   |      |   | 3,637,003  |      |  |   | 1,881,732 |  
|                                                                                            |  |      |           
|CASH FLOWS FROM FINANCING ACTIVITIES:                                                       |  |      |            |   |      |   |            |      |  |   |           |  
|Distributions paid to limited partners in excess of accumulated operating income            |  |      | 0          |   |      |   | 0          |      |  |   | (380,335  | )
|Net sales proceeds distributions paid to limited partners                                   |  |      | (2,700,000 | ) |      |   | (4,627,002 | )    |  |   | 0         |  
|                                                                                            |  |      |            |   |      |   |            |      |  |   |           |  
|Net cash used in financing activities                                                       |  |      | (2,700,000 | ) |      |   | (4,627,002 | )    |  |   | (380,335  | )
|                                                                                            |  |      |           
|NET (DECREASE) INCREASE IN CASH AND CASH EQUIVALENTS                                        |  |      | (512,004   | ) |      |   | (866,275   | )    |  |   | 1,979,207 |  
|                                                                                            |  |      |           
|CASH AND CASH EQUIVALENTS, beginning of year                                                |  |      | 1,141,551  |   |      |   | 2,007,826  |      |  |   | 28,619    |  
|                                                                                            |  |      |            |   |      |   |            |      |  |   |           |  
|CASH AND CASH EQUIVALENTS, end of year                                                      |  | $    | 629,547    |   |      | $ | 1,141,551  |      |  | $ | 2,007,826 |  
|                                                                                            |  |      |            |   |      |   |            |      |  |   |           |  
|SUPPLEMENTAL DISCLOSURES OF NONCASH INVESTING AND FINANCING ACTIVITIES:                     |  |      |            |   |      |   |            |      |  |   |           |  
|Due from joint ventures                                                                     |  | $    | 0          |   |      | $ | 0          |      |  | $ | 102,117   |  
|                                                                                            |  |      |            |   |      |   |            |      |  |   |           |  

See accompanying notes.



Page F-6



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##### Index to Financial Statements

WELLS REAL ESTATE FUND IV, L.P.



NOTES TO FINANCIAL STATEMENTS

DECEMBER 31, 2005, 2004, AND 2003



|1. | ORGANIZATION AND BUSINESS
|-- | -------------------------

Wells Real Estate Fund IV, L.P. (the
Partnership) is a Georgia public limited partnership with Leo F. Wells, III and Wells Partners, L.P. (Wells Partners), a Georgia nonpublic limited partnership, serving as its general partners (collectively, the General
Partners). Wells Capital, Inc. (Wells Capital) serves as the corporate general partner of Wells Partners. Wells Capital is a wholly owned subsidiary of Wells Real Estate Funds, Inc. Leo F. Wells, III is the president and sole
director of Wells Capital and the president, sole director, and sole owner of Wells Real Estate Funds, Inc. The Partnership was formed on October 25, 1990 for the purpose of acquiring, developing, constructing, owning, operating, improving,
leasing, and managing income-producing commercial properties for investment purposes. The Partnership has two classes of limited partnership interests, Class A and Class B Units. Limited partners may vote to, among other things, (a) amend
the partnership agreement, subject to certain limitations; (b) change the business purpose or investment objectives of the Partnership; and (c) add or remove a general partner. A majority vote on any of the above-described matters will
bind the Partnership without the concurrence of the General Partners. Each limited partner unit has equal voting rights, regardless of class.

On
March 4, 1991, the Partnership commenced an offering of up to $25,000,000 of Class A or Class B limited partnership units ($10.00 per unit) pursuant to a Registration Statement filed on Form S-11 under the Securities Act of 1933. The
Partnership commenced active operations upon receiving and accepting subscriptions for 125,000 units on May 13, 1991. The offering was terminated on February 29, 1992, at which time the Partnership had sold approximately 1,322,909
Class A Units and 38,551 Class B Units representing capital contributions of $13,614,652.

The Partnership owns indirect interests in all of its real
estate assets through joint ventures with other entities affiliated with the General Partners. During the periods presented, the Partnership owns interests in the following joint ventures (the Joint Ventures) and properties:



|                                                           |  |                                                                        |  |                                                                                                                                                                                                                       
|---------------------------------------------------------- |  | ---------------------------------------------------------------------- |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|Joint Venture                                              |  | Joint Venture Partners                                                 |  | Properties                                                                                                                                                                                                            
|Fund III and Fund IV Associates (Fund III-IV Associates) |  |   Wells Real Estate Fund III,
L.P.   Wells Real Estate Fund IV, L.P. |  | 1. Stockbridge Village Shopping Center(1) A retail
shopping center located in Stockbridge, Georgia  2. 4400 Cox Road(2) A two-story office building located in Richmond, Virginia                                     
|Fund IV and Fund V Associates (Fund IV-V Associates)     |  |   Wells Real Estate Fund IV,
L.P.   Wells Real Estate Fund V, L.P.   |  | 3. Village Overlook Property(3) Two substantially
identical two-story office buildings located in Stockbridge, Georgia  4. 10407 Centurion Parkway North A four-story office building located in Jacksonville,
Florida



| | (1) | This property was sold in April 2004.
| | --- | -------------------------------------



| | (2) | This property was sold in June 2005.
| | --- | ------------------------------------



| | (3) | This property was sold in September 2003.
| | --- | -----------------------------------------



Page F-7



---

##### Index to Financial Statements

Wells Real Estate Fund III, L.P. and Wells Real Estate Fund V, L.P. are affiliated with the Partnership through common
general partners. Each of the aforementioned properties was acquired on an all-cash basis.



|2. | SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
|-- | ------------------------------------------

Basis of
Presentation

The Partnerships financial statements are prepared in accordance with accounting principles generally accepted in the United States
(GAAP).

Use of Estimates

The preparation
of the Partnerships financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the amounts reported in the financial statements and accompanying notes. Actual results could differ from those
estimates.

Investment in Joint Ventures

The
Partnership adopted Financial Accounting Standards Board Interpretation No. (FIN) 46(R), Consolidation of Variable Interest Entities, which supersedes FIN 46 and is an interpretation of Accounting Research Bulletin
(ARB) No. 51, Consolidated Financial Statements, effective March 31, 2004. The Partnership and its partners in the Joint Ventures have disproportionate voting rights for certain major decisions relative to their
obligations to absorb expected losses and rights to receive residual returns of such ventures. Management has evaluated the Joint Ventures and determined that they are not variable interest entities under the provisions of FIN 46(R) because such
joint ventures do not conduct substantially all of their activities on behalf of a joint venture partner with disproportionately fewer voting rights. Management has also determined that the joint venture partners are not related parties, as defined
in FIN 46(R) and Statement of Financial Accounting Standard (SFAS) No. 57. Accordingly, the adoption of FIN 46(R) did not result in the consolidation of any previously unconsolidated entities.

The Partnership does not have control over the operations of the Joint Ventures; however, it does exercise significant influence. Approval by the Partnership as well as
the other joint venture partners is required for any major decision or any action that would materially affect the Joint Ventures, or their real property investments. Accordingly, upon applying the provisions of SFAS No. 94, Consolidation of
All Majority-Owned Subsidiaries, ARB No. 51, and Statement of Position (SOP) No. 78-9, Accounting for Investments In Real Estate Ventures, the Partnership accounts for its investments in the Joint Ventures using the
equity method of accounting, whereby original investments are recorded at cost and subsequently adjusted for contributions, distributions, and net income (loss) attributable to the Partnership. Pursuant to the terms of the joint venture agreements,
all income (loss) and distributions are allocated to joint venture partners in accordance with their respective ownership interests. Distributions of net cash from operations, if available, are generally distributed to the joint venture partners on
a quarterly basis.

In the third quarter of 2004, the Joint Ventures completed a review of their real estate depreciation by performing an analysis of the
components of each property type in an effort to determine the weighted-average composite useful lives of their real estate assets. As a result of this review, effective July 1, 2004, the Joint Ventures extended the weighted-average composite
useful life for all building assets from 25 years to 40 years. The Partnership believes that this change more appropriately reflects the estimated useful lives of real estate assets and is consistent with prevailing industry practice. The change
resulted in an increase to the Partnerships net income of approximately $51,000 for the year ended December 31, 2004. In the event that the Joint Ventures utilize inappropriate useful lives or methods of depreciation, the
Partnerships net income (loss) would be misstated.

Cash and Cash Equivalents

The Partnership considers all highly liquid instruments purchased with an original maturity of three months or less to be cash equivalents. Cash equivalents include cash and short-term investments. Short-term
investments are stated at cost, which approximates fair value, and consist of investments in money market accounts.



Page F-8



---

##### Index to Financial Statements

Distributions of Net Cash from Operation

Net cash from operations, if available, is generally distributed to limited partners quarterly. In accordance with the partnership agreement, such distributions are paid first to the limited partners holding
Class A Units until they have received a 10% per annum return on their respective adjusted capital contributions, as defined. Cash from operations is then paid to the General Partners until they have received an amount equal to 10% of
distributions. Any remaining cash available for distribution is to be allocated between limited partners holding Class A Units and the General Partners on a basis of 90% and 10%, respectively. No distributions of net cash from operations will
be made to limited partners holding Class B Units.

Distributions of Sales Proceeds

Upon sales of the Partnerships properties, unless reserved, net sale proceeds are distributed in the following order:



| |  |  | In the event that the particular property sold is sold for a price that is less than its original property purchase price, to the limited partners holding Class A Units until
they have received an amount equal to the excess of the original property purchase price over the price for which the property was sold, limited to the amount of depreciation, amortization, and cost recovery deductions taken by the limited partners
holding Class B Units with respect to such property;
| | - |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| |  |  | To all limited partners on a per-unit basis until the limited partners have received 100% of their respective adjusted capital contribution, as defined;
| | - |  | --------------------------------------------------------------------------------------------------------------------------------------------------------



| |  |  | To limited partners holding Class B Units on a per-unit basis until such limited partners have received an amount equal to the net cash available for distribution received by the
limited partners holding Class A Units on a per-unit basis;
| | - |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| |  |  | To all limited partners on a per-unit basis until they have received a cumulative 10% per annum return on their respective adjusted capital contribution, as defined;
| | - |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------



| |  |  | To limited partners holding Class B Units on a per-unit basis until such limited partners have received a cumulative 15% per annum return on their respective adjusted capital
contribution, as defined;
| | - |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| |  |  | To the General Partners until they have received 100% of their respective capital contributions, as defined; and
| | - |  | ----------------------------------------------------------------------------------------------------------------



| |  |  | Thereafter, 80% to the limited partners and 20% to the General Partners.
| | - |  | ------------------------------------------------------------------------

Allocation of Net Income, Net Loss, and Gain on Sale

For the purpose of determining allocations per the partnership agreement, net income
is defined as net income recognized by the Partnership, excluding deductions for depreciation and amortization and cost recovery and the gain on the sale of assets. Net income, as defined, of the Partnership is generally allocated each year in the
same proportions that net cash from operations is distributed to the limited partners holding Class A Units and the General Partners. To the extent the Partnerships net income in any year exceeds net cash from operations, it will be
allocated 99% to the limited partners and 1% to the General Partners.

Net loss, depreciation, and amortization deductions for each fiscal year will be
allocated as follows: (a) 99% to the limited partners holding Class B Units and 1% to the General Partners until their capital accounts are reduced to zero; (b) then to any partner having a positive balance in his capital account in an
amount not to exceed such positive balance; and (c) thereafter to the General Partners.

Gain on the sale or exchange of the Partnerships
properties will be allocated generally in the same manner that the net proceeds from such sale are distributed to partners after the following allocations are made, if applicable: (a) allocations made pursuant to a qualified income offset
provision in the partnership agreement; (b) allocations to partners having negative capital accounts until all negative capital accounts have been restored to zero; and (c) allocations to Class B limited partners in amounts equal to
deductions for depreciation and amortization previously allocated to them with respect to the specific partnership property sold, but not in excess of the amount of gain on sale recognized by the Partnership with respect to the sale of such
property.



Page F-9



---

##### Index to Financial Statements

Income Taxes

The
Partnership is not subject to federal or state income taxes; therefore, none have been provided for in the accompanying financial statements. The partners are required to include their respective shares of profits and losses in their individual
income tax returns.

Reclassifications

Certain prior
year amounts have been reclassified to conform with the current year financial statement presentation.

Recent Accounting Pronouncements

In June 2005, the Financial Accounting Standards Board (FASB) issued SFAS No. 154, Accounting Changes and Error Corrections, which replaces
Accounting Principles Board Opinion No. 20, Accounting Changes, and SFAS No. 3, Reporting Accounting Changes in Interim Financial Statements. SFAS No. 154 changes the method to account for and report changes in
accounting principles and corrections of errors. Previously, most voluntary changes in accounting principles required recognition as a cumulative effect adjustment to net income during the period in which the change was adopted. Conversely, in
circumstances where applicable accounting guidance does not include specific transition provisions, SFAS No. 154 requires retrospective application to prior periods financial statements unless it is impractical to determine either the
period-specific effects or the cumulative effect of the change. SFAS No. 154 is effective for fiscal years beginning after December 15, 2005; however, it does not change the transition provisions of any of the existing accounting
pronouncements. The adoption of this statement is not expected to have a material effect on the Partnerships financial statements.

In March 2005,
the FASB issued FIN 47, Accounting for Conditional Asset Retirement Obligations,an interpretation of SFAS No. 143, Asset Retirement Obligations, effective for fiscal years ending after December 15, 2005. FIN 47 clarifies the
definition of a conditional asset retirement obligation provided in SFAS No. 143 as a legal obligation to perform an asset retirement activity for which the timing or method of settlement is conditional upon a future event that may
or may not be within control of the Partnership. An entity is required to recognize a liability for the fair value of a conditional asset retirement obligation if the fair value of the liability can be reasonably estimated. The Partnership may have
undetected asbestos at the remaining property. Because the obligation to remove asbestos from this property has an indeterminate settlement date, the Partnership is unable to reasonably estimate the fair value of this obligation. To the extent that
this property undergoes major renovations or demolition, certain environmental regulations are in place, which specify the manner in which the asbestos must be handled and disposed. In such circumstances, sufficient information may become available
to reasonably estimate the fair value of the liability. There are currently no plans to undertake a major renovation that would require removal of the asbestos or demolition of this property. The adoption of FIN 47 did not have a material
effect on the Partnerships financial statements.



|3. | INVESTMENT IN JOINT VENTURES
|-- | ----------------------------

Summary of Investments

The Partnerships investments and ownership percentages in the Joint Ventures as of December 31, 2005 and 2004 are summarized below:



|                       |  |        |           |            |      |   |        |   |            |  |    |  
|---------------------- |  | ------ | --------- | ---------- | ---- | - | ------ | - | ---------- |  | -- | -
|                       |  | 2005   |           |            | 2004 |  
|                       |  | Amount |           | Percentage |      |   | Amount |   | Percentage | 
|Fund III-IV Associates |  | $      | 15,880    |            | 43   | % |        | $ | 1,927,551  |  | 43 | %
|Fund IV-V Associates   |  |        | 3,281,260 |            | 38   | % |        |   | 3,062,172  |  | 38 | %
|                       |  |        |           |            |      |   |        |   |            |  |    |  
|                       |  | $      | 3,297,140 |            |      |   |        | $ | 4,989,723  |  |    |  
|                       |  |        |           |            |      |   |        |   |            |  |    |  



Page F-10



---

##### Index to Financial Statements

Summary of Activity

Roll-forwards of the Partnerships investment in the Joint Ventures for the years ended December 31, 2005 and 2004 are presented below:



|                                                |  |      |            |   |      |   |            |  
|----------------------------------------------- |  | ---- | ---------- | - | ---- | - | ---------- | -
|                                                |  | 2005 |            |   | 2004 |  
|Investment in Joint Ventures, beginning of year |  | $    | 4,989,723  |   |      | $ | 6,898,318  |  
|Equity in income of Joint Ventures              |  |      | 566,752    |   |      |   | 1,834,093  |  
|Contributions to Joint Ventures                 |  |      | 440,538    |   |      |   | 1,507,982  |  
|Distributions from Joint Ventures               |  |      | (2,699,873 | ) |      |   | (5,250,670 | )
|                                                |  |      |            |   |      |   |            |  
|Investment in Joint Ventures, end of year       |  | $    | 3,297,140  |   |      | $ | 4,989,723  |  
|                                                |  |      |            |   |      |   |            |  

Summary of Financial Information

Condensed financial information for the Joint Ventures as of December 31, 2005 and 2004 and for the years ended December 31, 2005, 2004, and 2003 is presented below:



|                       |  |                           |           |                                |   |                           |  |      |        |      |   |         |  |   |           |  |   |           
|---------------------- |  | ------------------------- | --------- | ------------------------------ | - | ------------------------- |  | ---- | ------ | ---- | - | ------- |  | - | --------- |  | - | ----------
|                       |  | Total Assets December 31, |           | Total Liabilities December 31, |   | Total Equity December 31,
|                       |  | 2005                      |           | 2004                           |   | 2005                      |  | 2004 |        | 2005 |   | 2004   
|Fund III-IV Associates |  | $                         | 47,963    |                                | $ | 4,703,211                 |  | $    | 10,822 |      | $ | 198,352 |  | $ | 37,141    |  | $ | 4,504,859 
|Fund IV-V Associates   |  |                           | 8,771,074 |                                |   | 8,234,482                 |  |      | 59,819 |      |   | 104,450 |  |   | 8,711,255 |  |   | 8,130,032 
|                       |  |                           |           |                                |   |                           |  |      |        |      |   |         |  |   |           |  |   |           
|                       |  | $                         | 8,819,037 |                                | $ | 12,937,693                |  | $    | 70,641 |      | $ | 302,802 |  | $ | 8,748,396 |  | $ | 12,634,891
|                       |  |                           |           |                                |   |                           |  |      |        |      |   |         |  |   |           |  |   |           



|                       |  |                                 |           |                                 |   |         |                                     |      |                                 |  |      |          |   |      |   |          |      |  |      |          |      |  |      |           |  |      |           |  |      |           |  |   |           |   |  |   |           |   |  |   |          
|---------------------- |  | ------------------------------- | --------- | ------------------------------- | - | ------- | ----------------------------------- | ---- | ------------------------------- |  | ---- | -------- | - | ---- | - | -------- | ---- |  | ---- | -------- | ---- |  | ---- | --------- |  | ---- | --------- |  | ---- | --------- |  | - | --------- | - |  | - | --------- | - |  | - | ---------
|                       |  | Total Revenues                  |           | Loss From Continuing Operations |   |         | Income From Discontinued Operations |      | Net Income (Loss)(1)           
|                       |  | For The Years EndedDecember 31, |           | For The Years EndedDecember 31, |   |         | For The Years EndedDecember 31,     |      | For The Years EndedDecember 31,
|                       |  | 2005                            |           | 2004                            |   | 2003    |                                     | 2005 |                                 |  | 2004 |          |   | 2003 |   |          | 2005 |  | 2004 |          | 2003 |  | 2005 |           |  | 2004 |           |  | 2003
|Fund III-IV Associates |  | $                               | 1,043     |                                 | $ | 0       |                                     | $    | 614                             |  | $    | (23,693  | ) |      | $ | (33,521  | )    |  | $    | (11,006  | )    |  | $    | 1,418,786 |  | $    | 4,757,040 |  | $    | 52,152    |  | $ | 1,395,093 |   |  | $ | 4,723,519 |   |  | $ | 41,146   
|Fund IV-V Associates   |  |                                 | 1,035,271 |                                 |   | 429,957 |                                     |      | 407,109                         |  |      | (80,344  | ) |      |   | (505,200 | )    |  |      | (498,971 | )    |  |      | 201       |  |      | 8,664     |  |      | 1,971,991 |  |   | (80,143   | ) |  |   | (496,536  | ) |  |   | 1,473,020
|                       |  |                                 |           |                                 |   |         |                                     |      |                                 |  |      |          |   |      |   |          |      |  |      |          |      |  |      |           |  |      |           |  |      |           |  |   |           |   |  |   |           |   |  |   |          
|                       |  | $                               | 1,036,314 |                                 | $ | 429,957 |                                     | $    | 407,723                         |  | $    | (104,037 | ) |      | $ | (538,721 | )    |  | $    | (509,977 | )    |  | $    | 1,418,987 |  | $    | 4,765,704 |  | $    | 2,024,143 |  | $ | 1,314,950 |   |  | $ | 4,226,983 |   |  | $ | 1,514,166
|                       |  |                                 |           |                                 |   |         |                                     |      |                                 |  |      |          |   |      |   |          |      |  |      |          |      |  |      |           |  |      |           |  |      |           |  |   |           |   |  |   |           |   |  |   |          



| | (1) | Effective July 1, 2004, the Joint Ventures extended the weighted-average composite useful life for all building assets from 25 years to 40 years, which
resulted in an increase (decrease) to net income (loss) for the year ended December 31, 2004 of approximately $50,922 and $78,678 for Fund III-IV Associates and Fund IV-V Associates, respectively. Management believes that this change more
appropriately reflects the estimated useful lives of real estate assets and is consistent with prevailing industry practice.
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

The
Partnership allocates operating income (loss) and gain (loss) on sale of properties generated by the Joint Ventures to its Class A and Class B limited partners pursuant to the respective partnership agreement provisions outlined in Note 2. The
components of income (loss) from discontinued operations recognized by the Joint Ventures are provided below:



|                       |  |                       |         |      |              |      |           |  |                 |           |              |   |         |  |                 |           |              |   |           |  |   |         |  |   |           |  |   |          
|---------------------- |  | --------------------- | ------- | ---- | ------------ | ---- | --------- |  | --------------- | --------- | ------------ | - | ------- |  | --------------- | --------- | ------------ | - | --------- |  | - | ------- |  | - | --------- |  | - | ---------
|                       |  | 2005                  |         | 2004 |              | 2003
|                       |  | OperatingIncome(loss) |         |      | Gain on Sale |      | Total     |  | OperatingIncome |           | Gain on Sale |   | Total   |  | OperatingIncome |           | Gain on Sale |   | Total    
|Fund III-IV Associates |  | $                     | (32,680 | )    |              | $    | 1,451,466 |  | $               | 1,418,786 |              | $ | 96,913  |  | $               | 4,660,127 |              | $ | 4,757,040 |  | $ | 52,152  |  | $ | 0         |  | $ | 52,152   
|Fund IV-V Associates   |  |                       | 201     |      |              |      | 0         |  |                 | 201       |              |   | 8,664   |  |                 | 0         |              |   | 8,664     |  |   | 142,427 |  |   | 1,829,564 |  |   | 1,971,991
|                       |  |                       |         |      |              |      |           |  |                 |           |              |   |         |  |                 |           |              |   |           |  |   |         |  |   |           |  |   |          
|                       |  | $                     | (32,479 | )    |              | $    | 1,451,466 |  | $               | 1,418,987 |              | $ | 105,577 |  | $               | 4,660,127 |              | $ | 4,765,704 |  | $ | 194,579 |  | $ | 1,829,564 |  | $ | 2,024,143
|                       |  |                       |         |      |              |      |           |  |                 |           |              |   |         |  |                 |           |              |   |           |  |   |         |  |   |           |  |   |          



Page F-11



---

##### Index to Financial Statements

|4. | RELATED-PARTY TRANSACTIONS
|-- | --------------------------

Management and Leasing Fees

Wells Management Company, Inc. (Wells Management), an affiliate of the General Partners, receives compensation for the management and
leasing of the Partnerships properties owned through the Joint Ventures equal to (a) of the gross revenues collected monthly, 3% for management services and 3% for leasing services, plus a separate fee for the one-time lease-up of newly
constructed properties in an amount not to exceed the fee customarily charged in arms-length transactions by others rendering similar services in the same geographic area for similar properties or (b) in the case of commercial properties
leased on a long-term net basis (ten or more years), 1% of the gross revenues except for initial leasing fees equal to 3% of the gross revenues over the first five years of the lease term. Management and leasing fees are paid by the Joint Ventures
and, accordingly, included in equity in income of joint ventures in the accompanying statements of operations. The Partnerships share of management and leasing fees and lease acquisition costs incurred through Joint Ventures is $27,584,
$16,283, and $90,878 for the years ended December 31, 2005, 2004, and 2003, respectively.

Administration Reimbursements

Wells Capital, the corporate general partner of Wells Partners, one of the Partnerships general partners, and Wells Management perform certain administrative
services for the Partnership, relating to accounting, property management, and other partnership administration, and incur the related expenses. Such expenses are allocated among other entities affiliated with the General Partners based on estimates
of the amount of time spent on the respective entities by individual personnel. In the opinion of the General Partners, this allocation is a reasonable estimation of such expenses. The Partnership reimbursed Wells Capital and Wells Management for
administrative expenses of $63,099, $61,532, and $44,655 for the years ended December 31, 2005, 2004, and 2003, respectively. As of December 31, 2005 and 2004, due from affiliate (due to affiliates) balances represent administrative
reimbursements overpaid to (due to) Wells Management and/or Wells Capital.



|5. | PER-UNIT AMOUNTS
|-- | ----------------

Income (loss) per limited partnership unit
amounts are calculated based upon weighted-average units outstanding during the respective periods. Income (loss) per limited partnership unit, as presented in the accompanying statements of operations, will vary from the per-unit amounts
attributable to the individual investors due to the differences between the GAAP and tax basis treatment of certain items of income and expense and the fact that, within the respective classes of Class A Units and Class B Units, individual
units have different characteristics including capital bases, cumulative operating and net property sales proceeds distributions and cumulative earnings allocations as a result of, among other things, the timing of when the limited partners were
admitted into the Partnership.

For the reasons mentioned above, distributions of net sale proceeds per unit also vary among individual unit holders.
Distributions of net sale proceeds have been calculated at the investor level pursuant to the partnership agreement and allocated between the Class A and Class B limited partners in the period paid. Accordingly, distributions of net sale
proceeds per unit, as presented in the accompanying financial statements, vary from the per-unit amounts attributable to the individual investors.



Page F-12



---

##### Index to Financial Statements

|6. | INCOME TAX BASIS NET INCOME AND PARTNERS CAPITAL
|-- | -------------------------------------------------

A
reconciliation of the Partnerships financial statement net income to net income presented in accordance with the Federal Income Tax basis of accounting is as follows for the years ended December 31, 2005, 2004, and 2003:



|                                                                                                               |  |      |          |   |      |   |           |      |  |   |          |  
|-------------------------------------------------------------------------------------------------------------- |  | ---- | -------- | - | ---- | - | --------- | ---- |  | - | -------- | -
|                                                                                                               |  | 2005 |          |   | 2004 |   |           | 2003 | 
|Financial statement net income                                                                                 |  | $    | 489,091  |   |      | $ | 1,743,390 |      |  | $ | 472,901  |  
|Increase (decrease) in net income resulting from:                                                              |  |      |          |   |      |   |           |      |  |   |          |  
|Bad debt (recoveries) expense for financial reporting purposes in excess of amounts for income tax purposes    |  |      | (4,691   | ) |      |   | 2,178     |      |  |   | 0        |  
|Depreciation expense for financial reporting purposes greater than (less than) amounts for income tax purposes |  |      | 70,037   |   |      |   | 34,940    | (1)  |  |   | (29,069  | )
|Amortization expense for financial reporting purposes greater than amounts for income tax purposes             |  |      | 8,940    |   |      |   | 0         |      |  |   | 0        |  
|Rental income for financial reporting purposes (greater than) less than amounts for income tax purposes        |  |      | (155,108 | ) |      |   | (225,303  | )    |  |   | 89,221   |  
|Gains on sale of properties for financial reporting in excess of amounts for income tax purposes               |  |      | (191,525 | ) |      |   | (260,801  | )    |  |   | (212,756 | )
|Other                                                                                                          |  |      | 136,913  |   |      |   | (14,565   | )    |  |   | 2,529    |  
|                                                                                                               |  |      |          |   |      |   |           |      |  |   |          |  
|Income tax basis net income                                                                                    |  | $    | 353,657  |   |      | $ | 1,279,839 |      |  | $ | 322,826  |  
|                                                                                                               |  |      |          |   |      |   |           |      |  |   |          |  



| | (1) | Effective July 1, 2004, the Joint Ventures
extended the weighted-average composite useful lives for all building assets from 25 years to 40 years. This change has no impact on the statutory life used for Federal income tax purposes of 40 years, upon which Tax depreciation is based
(see Note 2).
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

A reconciliation of the partners
capital balances, as presented in the accompanying financial statements, to partners capital balances, as presented in accordance with the Federal Income Tax basis of accounting, is as follows for the years ended December 31, 2005, 2004,
and 2003:



|                                                                                                                                          |  |      |           |   |      |   |           |      |  |   |            |  
|----------------------------------------------------------------------------------------------------------------------------------------- |  | ---- | --------- | - | ---- | - | --------- | ---- |  | - | ---------- | -
|                                                                                                                                          |  | 2005 |           |   | 2004 |   |           | 2003 | 
|Financial statement partners capital                                                                                                     |  | $    | 3,911,416 |   |      | $ | 6,122,325 |      |  | $ | 9,005,937  |  
|Increase (decrease) in partners capital resulting from:                                                                                  |  |      |           |   |      |   |           |      |  |   |            |  
|Accumulated meals and entertainment                                                                                                       |  |      | 167       |   |      |   | 167       |      |  |   | 167        |  
|Accumulated penalties                                                                                                                     |  |      | 11        |   |      |   | 11        |      |  |   | 11         |  
|Accumulated bad debt (recoveries) expenses, net, for financial reporting purposes in excess of amounts for income tax purposes            |  |      | (2,513    | ) |      |   | 2,178     |      |  |   | 0          |  
|Accumulated depreciation expense for financial reporting purposes greater than amounts for income tax purposes                            |  |      | 1,338,129 |   |      |   | 1,268,092 |      |  |   | 1,233,152  |  
|Accumulated amortization expense for financial reporting purposes greater than amounts for income tax purposes                            |  |      | 8,940     |   |      |   | 0         |      |  |   | 0          |  
|Capitalization of organization costs for income tax purposes, which are accounted for as cost of capital for financial reporting
purposes |  |      | 1,735,988 |   |      |   | 1,735,988 |      |  |   | 1,735,988  |  
|Accumulated rental income accrued for financial reporting purposes greater than amounts for income tax purposes                           |  |      | (382,846  | ) |      |   | (227,738  | )    |  |   | (2,435     | )
|Accumulated expenses deductible when paid for income tax purposes less than amounts accrued for financial reporting purposes              |  |      | 2,292     |   |      |   | 2,292     |      |  |   | 2,292      |  
|Accumulated gains on sale of properties for financial reporting purposes in excess of amounts for income tax purposes                     |  |      | (665,082  | ) |      |   | (473,557  | )    |  |   | (212,756   | )
|Other                                                                                                                                     |  |      | 118,941   |   |      |   | (17,972   | )    |  |   | (3,407     | )
|                                                                                                                                          |  |      |           |   |      |   |           |      |  |   |            |  
|Income tax basis partners capital                                                                                                        |  | $    | 6,065,443 |   |      | $ | 8,411,786 |      |  | $ | 11,758,949 |  
|                                                                                                                                          |  |      |           |   |      |   |           |      |  |   |            |  



Page F-13



---

##### Index to Financial Statements

|7. | QUARTERLY RESULTS (UNAUDITED)
|-- | -----------------------------

Presented below is a summary of the
unaudited quarterly financial information for the years ended December 31, 2005 and 2004:



|                                                                     |  |                     |         |   |         |   |              |  |   |             |   |  |   |         |  
|-------------------------------------------------------------------- |  | ------------------- | ------- | - | ------- | - | ------------ |  | - | ----------- | - |  | - | ------- | -
|                                                                     |  | 2005 Quarters Ended |        
|                                                                     |  | March 31            |         |   | June 30 |   | September 30 |  |   | December 31 |  
|Equity in income (loss) of joint ventures                            |  | $                   | (29,052 | ) |         | $ | 647,539      |  | $ | (60,590     | ) |  | $ | 8,855   |  
|Interest and other income                                            |  | $                   | 8,701   |   |         | $ | 6,073        |  | $ | 6,803       |   |  | $ | 31,144  |  
|Net income (loss)                                                    |  | $                   | (48,264 | ) |         | $ | 615,351      |  | $ | (89,493     | ) |  | $ | 11,497  |  
|Net income (loss) allocated to limited partners:                     |  |                     |         |   |         |   |              |  |   |             |   |  |   |         |  
|Class A                                                              |  | $                   | (48,264 | ) |         | $ | 539,162      |  | $ | (13,304     | ) |  | $ | (64,955 | )
|Class B                                                              |  | $                   | 0       |   |         | $ | 76,189       |  | $ | (76,189     | ) |  | $ | 76,452  |  
|Net income (loss) per limited partner unit:                          |  |                     |         |   |         |   |              |  |   |             |   |  |   |         |  
|Class A                                                              |  | $                   | (0.04   | ) |         | $ | 0.41         |  | $ | (0.01       | ) |  | $ | (0.05   | )
|Class B                                                              |  | $                   | 0.00    |   |         | $ | 1.98         |  | $ | (1.98       | ) |  | $ | 1.98    |  
|Distribution of net property sale proceeds per limited partner unit: |  |                     |         |   |         |   |              |  |   |             |   |  |   |         |  
|Class A                                                              |  | $                   | 0.00    |   |         | $ | 0.00         |  | $ | 0.00        |   |  | $ | 1.98    |  
|Class B                                                              |  | $                   | 0.00    |   |         | $ | 0.00         |  | $ | 0.00        |   |  | $ | 1.98    |  
|                                                                     | 
|                                                                     |  | 2004 Quarters Ended |        
|                                                                     |  | March 31            |         |   | June 30 |   | September 30 |  |   | December 31 |  
|Equity in income (loss) of joint ventures                            |  | $                   | 12,822  |   |         | $ | 1,891,837    |  | $ | (71,020     | ) |  | $ | 454     |  
|Interest and other income                                            |  | $                   | 740     |   |         | $ | 6,599        |  | $ | 14,674      |   |  | $ | 22,151  |  
|Net income (loss)                                                    |  | $                   | (9,083  | ) |         | $ | 1,846,242    |  | $ | (94,671     | ) |  | $ | 902     |  
|Net income (loss) allocated to limited partners:                     |  |                     |         |   |         |   |              |  |   |             |   |  |   |         |  
|Class A                                                              |  | $                   | (9,083  | ) |         | $ | 1,719,445    |  | $ | 0           |   |  | $ | (97,987 | )
|Class B                                                              |  | $                   | 0       |   |         | $ | 126,797      |  | $ | (94,671     | ) |  | $ | 98,889  |  
|Net income (loss) per limited partner unit:                          |  |                     |         |   |         |   |              |  |   |             |   |  |   |         |  
|Class A                                                              |  | $                   | (0.01   | ) |         | $ | 1.30         |  | $ | 0.00        |   |  | $ | (0.07   | )
|Class B                                                              |  | $                   | 0.00    |   |         | $ | 3.29         |  | $ | (2.46       | ) |  | $ | 2.57    |  
|Distribution of net property sale proceeds per limited partner unit: |  |                     |         |   |         |   |              |  |   |             |   |  |   |         |  
|Class A                                                              |  | $                   | 0.00    |   |         | $ | 0.00         |  | $ | 0.00        |   |  | $ | 3.40    |  
|Class B                                                              |  | $                   | 0.00    |   |         | $ | 0.00         |  | $ | 0.00        |   |  | $ | 3.40    |  



|8. | POTENTIAL TAX IMPACT FOR LIMITED PARTNERS HOLDING CLASS B UNITS  AMERICAN JOBS CREATION ACT OF 2004
|-- | ----------------------------------------------------------------------------------------------------

The American Jobs Creation Act of 2004 added Section 470 to the Internal Revenue Code, which provides certain limitations on the utilization of losses by investors
that are allocable to leased property owned by a partnership having both taxable and tax-exempt partners such as the Partnership. In March 2005, the Internal Revenue Service (IRS) issued IRS Notice 2005-29, which announced that
the IRS would not apply Section 470 to partnerships for the taxable year 2004 based solely on the fact that a partnership had both taxable and tax-exempt partners. In December 2005, the IRS issued IRS Notice 2006-2 extending the period for
transitional relief through the 2005 tax year; however, it is important to note that IRS Notices 2005-29 and 2006-2 provide relief for partnerships only for tax years 2004 and 2005. Although the IRS has indicated that it is continuing to study the
application of Section 470 to partnerships, such as the Partnership, unless further legislation is enacted to address this issue, or some other form of relief from the provisions of Section 470 of the American Jobs Creation Act of 2004 is
granted, beginning in tax year 2006 and thereafter, passive losses allocable to limited partners holding Class B Units may only be used to offset passive income generated from the same property or within the same fund.



Page F-14



---

##### Index to Financial Statements

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

The General Partners of

Fund III and Fund IV Associates:

We
have audited the accompanying balance sheet of Fund III and Fund IV Associates (the Joint Venture) as of December 31, 2004, and the related statements of operations, partners capital, and cash flows for each of the two years
in the period ended December 31, 2004. Our audits also included the financial statement schedule listed in the index at Item 15(a). These financial statements and schedule are the responsibility of the Joint Ventures management. Our
responsibility is to express an opinion on these financial statements and schedule based on our audits.

We conducted our audits in accordance with the
standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. We were
not engaged to perform an audit of the Joint Ventures internal control over financial reporting. Our audits included consideration of internal control over financial reporting as a basis for designing audit procedures that are appropriate in
the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the Joint Ventures internal control over financial reporting. Accordingly, we express no such opinion. An audit also includes examining, on a test
basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, and evaluating the overall financial statement presentation. We believe that
our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material
respects, the financial position of Fund III and Fund IV Associates at December 31, 2004, and the results of its operations and its cash flows for each of the two years in the period ended December 31, 2004, in conformity with U.S.
generally accepted accounting principles. Also, in our opinion, the related financial statement schedule, when considered in relation to the basic financial statements taken as a whole, presents fairly in all material respects the information set
forth therein.

/s/    ERNST & YOUNG LLP

Atlanta, Georgia

March 10, 2005



Page F-15



---

##### Index to Financial Statements

FUND III AND FUND IV ASSOCIATES



STATEMENT OF NET ASSETS IN LIQUIDATION

AS OF DECEMBER 31, 2005 (unaudited)

AND

BALANCE SHEET

AS OF DECEMBER 31, 2004

ASSETS



|                                                                                                                          |  |                 |        |      |   |          
|------------------------------------------------------------------------------------------------------------------------- |  | --------------- | ------ | ---- | - | ---------
|                                                                                                                          |  | 2005(unaudited) |        | 2004
|Real estate assets, at cost:                                                                                              |  |                 |        |      |   |          
|Land                                                                                                                      |  | $               | 0      |      | $ | 573,582  
|Building and improvements, less accumulated depreciation of $0 and $2,115,675 at December 31, 2005 and 2004, respectively |  |                 | 0      |      |   | 3,174,749
|Construction in progress                                                                                                  |  |                 | 0      |      |   | 3,741    
|                                                                                                                          |  |                 |        |      |   |          
|Total real estate assets                                                                                                  |  |                 | 0      |      |   | 3,752,072
|                                                                                                                          |  |                
|Cash and cash equivalents                                                                                                 |  |                 | 28,510 |      |   | 390,623  
|Accounts receivable, net                                                                                                  |  |                 | 19,453 |      |   | 173,325  
|Deferred leasing costs, net                                                                                               |  |                 | 0      |      |   | 378,082  
|Other assets                                                                                                              |  |                 | 0      |      |   | 9,109    
|                                                                                                                          |  |                 |        |      |   |          
|Total assets                                                                                                              |  | $               | 47,963 |      | $ | 4,703,211
|                                                                                                                          |  |                 |        |      |   |          
|                                                                                                                         
|LIABILITIES AND PARTNERS CAPITAL                                                                                        
|                                                                                                                          |  |                
|Liabilities:                                                                                                              |  |                 |        |      |   |          
|Accounts payable and accrued expenses                                                                                     |  | $               | 10,822 |      | $ | 55,808   
|Due to affiliate                                                                                                          |  |                 | 0      |      |   | 1,233    
|Partnership distributions payable                                                                                         |  |                 | 0      |      |   | 141,311  
|                                                                                                                          |  |                 |        |      |   |          
|Total liabilities                                                                                                         |  |                 | 10,822 |      |   | 198,352  
|                                                                                                                          |  |                
|Partners capital:                                                                                                        |  |                 |        |      |   |          
|Wells Real Estate Fund III, L.P.                                                                                          |  |                 |        |      |   | 2,577,299
|Wells Real Estate Fund IV, L.P.                                                                                           |  |                 |        |      |   | 1,927,560
|                                                                                                                          |  |                 |        |      |   |          
|Total partners capital                                                                                                   |  |                 |        |      |   | 4,504,859
|                                                                                                                          |  |                 |        |      |   |          
|Total liabilities and partners capital                                                                                   |  |                 |        |      | $ | 4,703,211
|                                                                                                                          |  |                 |        |      |   |          
|                                                                                                                          |  |                
|Total net assets in liquidation                                                                                           |  | $               | 37,141 |      |   |          
|                                                                                                                          |  |                 |        |      |   |          

See accompanying notes.



Page F-16



---

##### Index to Financial Statements

FUND III AND FUND IV ASSOCIATES



STATEMENT OF CHANGES IN NET ASSETS IN LIQUIDATION

FOR THE PERIOD OF JULY 1, 2005 TO

DECEMBER 31, 2005 (unaudited)



|                                                    |  |                 |            |  
|--------------------------------------------------- |  | --------------- | ---------- | -
|                                                    |  | 2005(unaudited) |           
|Net assets in liquidation at July 1, 2005           |  | $               | 6,412,232  |  
|Changes in net assets in liquidation attributed to: |  |                 |            |  
|Decrease in cash and cash equivalents               |  |                 | (6,356,742 | )
|Decrease in accounts receivable, net                |  |                 | (47,795    | )
|Decrease in other assets, net                       |  |                 | (8,058     | )
|Decrease in accounts payable and accrued expenses   |  |                 | 37,504     |  
|                                                    |  |                 |            |  
|Net assets in liquidation at December 31, 2005      |  | $               | 37,141     |  
|                                                    |  |                 |            |  

See accompanying notes.



Page F-17



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##### Index to Financial Statements

FUND III AND FUND IV ASSOCIATES



STATEMENTS OF OPERATIONS

FOR THE SIX MONTHS ENDED JUNE 30, 2005 (UNAUDITED) AND

FOR THE YEARS ENDED DECEMBER 31, 2004 AND 2003



|                                    |  |                           |           |   |              |   |           |   |  |   |         |  
|----------------------------------- |  | ------------------------- | --------- | - | ------------ | - | --------- | - |  | - | ------- | -
|                                    |  | June 30, 2005 (unaudited) |           |   | December 31, |  
|                                    |  | 2004                      |           |   | 2003         |  
|REVENUES:                           |  |                           |           |   |              |   |           |   |  |   |         |  
|Rental income                       |  | $                         | 0         |   |              | $ | 0         |   |  | $ | 0       |  
|Reimbursement income                |  |                           | 0         |   |              |   | 0         |   |  |   | 0       |  
|Interest and other income           |  |                           | 0         |   |              |   | 0         |   |  |   | 614     |  
|                                    |  |                           |           |   |              |   |           |   |  |   |         |  
|Total revenues                      |  |                           | 0         |   |              |   | 0         |   |  |   | 614     |  
|                                    |  |                           |          
|EXPENSES:                           |  |                           |           |   |              |   |           |   |  |   |         |  
|Joint venture administration        |  |                           | 2,861     |   |              |   | 12,155    |   |  |   | 1,491   |  
|Legal and accounting                |  |                           | 7,572     |   |              |   | 21,366    |   |  |   | 10,130  |  
|Depreciation                        |  |                           | 0         |   |              |   | 0         |   |  |   | 0       |  
|Write-off of deferred leasing costs |  |                           | 0         |   |              |   | 0         |   |  |   | 0       |  
|Management and leasing fees         |  |                           | 0         |   |              |   | 0         |   |  |   | 0       |  
|Property operating costs            |  |                           | 0         |   |              |   | 0         |   |  |   | 0       |  
|                                    |  |                           |           |   |              |   |           |   |  |   |         |  
|Total expenses                      |  |                           | 10,433    |   |              |   | 33,521    |   |  |   | 11,621  |  
|                                    |  |                           |           |   |              |   |           |   |  |   |         |  
|NET LOSS FROM CONTINUING OPERATIONS |  |                           | (10,433   | ) |              |   | (33,521   | ) |  |   | (11,007 | )
|                                    |  |                           |          
|DISCONTINUED OPERATIONS:            |  |                           |           |   |              |   |           |   |  |   |         |  
|Operating income                    |  |                           | 11,608    |   |              |   | 96,913    |   |  |   | 52,152  |  
|Gain on disposition                 |  |                           | 1,459,199 |   |              |   | 4,660,127 |   |  |   | 0       |  
|                                    |  |                           |           |   |              |   |           |   |  |   |         |  
|Income from discontinued operations |  |                           | 1,470,807 |   |              |   | 4,757,040 |   |  |   | 52,152  |  
|                                    |  |                           |           |   |              |   |           |   |  |   |         |  
|NET INCOME                          |  | $                         | 1,460,374 |   |              | $ | 4,723,519 |   |  | $ | 41,145  |  
|                                    |  |                           |           |   |              |   |           |   |  |   |         |  

See accompanying notes.



Page F-18



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##### Index to Financial Statements

FUND III AND FUND IV ASSOCIATES



STATEMENTS OF PARTNERS CAPITAL

FOR THE YEARS ENDED DECEMBER 31, 2003 AND 2004

AND FOR THE SIX MONTHS ENDED JUNE 30, 2005 (UNAUDITED)



|                                             |  |                                 |            |   |                               |   |            |                         |  |   |             |  
|-------------------------------------------- |  | ------------------------------- | ---------- | - | ----------------------------- | - | ---------- | ----------------------- |  | - | ----------- | -
|                                             |  | Wells RealEstate Fund III, L.P. |            |   | Wells RealEstateFund IV, L.P. |   |            | Total Partners Capital | 
|Partners Capital, December 31, 2002         |  | $                               | 6,725,376  |   |                               | $ | 5,029,902  |                         |  | $ | 11,755,278  |  
|                                             |  |                                 |           
|Net income                                   |  |                                 | 23,540     |   |                               |   | 17,605     |                         |  |   | 41,145      |  
|Partnership distributions                    |  |                                 | (751,684   | ) |                               |   | (562,177   | )                       |  |   | (1,313,861  | )
|                                             |  |                                 |            |   |                               |   |            |                         |  |   |             |  
|Partners Capital, December 31, 2003         |  |                                 | 5,997,232  |   |                               |   | 4,485,330  |                         |  |   | 10,482,562  |  
|                                             |  |                                 |           
|Net income                                   |  |                                 | 2,702,397  |   |                               |   | 2,021,122  |                         |  |   | 4,723,519   |  
|Partnership contributions                    |  |                                 | 898,221    |   |                               |   | 671,779    |                         |  |   | 1,570,000   |  
|Partnership distributions                    |  |                                 | (7,020,551 | ) |                               |   | (5,250,671 | )                       |  |   | (12,271,222 | )
|                                             |  |                                 |            |   |                               |   |            |                         |  |   |             |  
|Partners Capital, December 31, 2004         |  |                                 | 2,577,299  |   |                               |   | 1,927,560  |                         |  |   | 4,504,859   |  
|                                             |  |                                 |           
|Net income                                   |  |                                 | 835,503    |   |                               |   | 624,871    |                         |  |   | 1,460,374   |  
|Partnership contributions                    |  |                                 | 255,734    |   |                               |   | 191,264    |                         |  |   | 446,998     |  
|                                             |  |                                 |            |   |                               |   |            |                         |  |   |             |  
|Partners Capital, June 30, 2005 (unaudited) |  | $                               | 3,668,536  |   |                               | $ | 2,743,695  |                         |  | $ | 6,412,231   |  
|                                             |  |                                 |            |   |                               |   |            |                         |  |   |             |  

See accompanying notes.



Page F-19



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##### Index to Financial Statements

FUND III AND FUND IV ASSOCIATES



STATEMENTS OF CASH FLOWS

FOR THE SIX MONTHS ENDED JUNE 30, 2005 (UNAUDITED)

AND THE YEARS ENDED DECEMBER 31, 2004 AND 2003



|                                                                                            |  |                           |            |   |              |      |             |   |  |   |            |  
|------------------------------------------------------------------------------------------- |  | ------------------------- | ---------- | - | ------------ | ---- | ----------- | - |  | - | ---------- | -
|                                                                                            |  | June 30, 2005 (unaudited) |            |   | December 31, |     
|                                                                                            |  |                           | 2004       |   |              | 2003 |            
|CASH FLOWS FROM OPERATING ACTIVITIES:                                                       |  |                           |            |   |              |      |             |   |  |   |            |  
|Net income                                                                                  |  | $                         | 1,460,374  |   |              | $    | 4,723,519   |   |  | $ | 41,145     |  
|Adjustments to reconcile net income to net cash (used in) provided by operating activities: |  |                           |            |   |              |      |             |   |  |   |            |  
|Gain on disposition                                                                         |  |                           | (1,459,199 | ) |              |      | (4,660,127  | ) |  |   | 0          |  
|Depreciation                                                                                |  |                           | 75,878     |   |              |      | 153,441     |   |  |   | 1,053,430  |  
|Amortization of deferred leasing costs                                                      |  |                           | 17,138     |   |              |      | 9,864       |   |  |   | 229,611    |  
|Changes in assets and liabilities:                                                          |  |                           |            |   |              |      |             |   |  |   |            |  
|Increase in accounts receivable, net                                                        |  |                           | (163,969   | ) |              |      | (17,351     | ) |  |   | (98,630    | )
|Decrease in other assets                                                                    |  |                           | 1,051      |   |              |      | 23,423      |   |  |   | 6,950      |  
|(Decrease) increase in accounts payable and accrued expenses                                |  |                           | (8,495     | ) |              |      | 13,611      |   |  |   | 696        |  
|(Decrease) increase in due to affiliate                                                     |  |                           | (219       | ) |              |      | (15,282     | ) |  |   | 5,398      |  
|(Decrease) increase in deferred income                                                      |  |                           | 0          |   |              |      | (62,715     | ) |  |   | 62,715     |  
|                                                                                            |  |                           |            |   |              |      |             |   |  |   |            |  
|Net cash (used in) provided by operating activities                                         |  |                           | (77,441    | ) |              |      | 168,383     |   |  |   | 1,301,315  |  
|                                                                                            |  |                           |           
|CASH FLOWS FROM INVESTING ACTIVITIES:                                                       |  |                           |            |   |              |      |             |   |  |   |            |  
|Net proceeds from sale of real estate                                                       |  |                           | 6,305,585  |   |              |      | 12,024,223  |   |  |   | 0          |  
|Payments of deferred leasing costs                                                          |  |                           | (68,528    | ) |              |      | (384,474    | ) |  |   | (12,245    | )
|Investment in real estate                                                                   |  |                           | (470,674   | ) |              |      | (765,423    | ) |  |   | (77,118    | )
|                                                                                            |  |                           |            |   |              |      |             |   |  |   |            |  
|Net cash provided by (used in) investing activities                                         |  |                           | 5,766,383  |   |              |      | 10,874,326  |   |  |   | (89,363    | )
|                                                                                            |  |                           |           
|CASH FLOWS FROM FINANCING ACTIVITIES:                                                       |  |                           |            |   |              |      |             |   |  |   |            |  
|Contributions from joint venture partners                                                   |  |                           | 446,998    |   |              |      | 1,570,000   |   |  |   | 0          |  
|Net sale proceeds distributions to joint venture partners                                   |  |                           | 0          |   |              |      | (12,024,223 | ) |  |   | 0          |  
|Operating distributions to joint venture partners in excess of accumulated earnings         |  |                           | (141,311   | ) |              |      | (336,925    | ) |  |   | (1,434,141 | )
|                                                                                            |  |                           |            |   |              |      |             |   |  |   |            |  
|Net cash provided by (used in) financing activities                                         |  |                           | 305,687    |   |              |      | (10,791,148 | ) |  |   | (1,434,141 | )
|                                                                                            |  |                           |           
|NET INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS                                        |  |                           | 5,994,629  |   |              |      | 251,561     |   |  |   | (222,189   | )
|                                                                                            |  |                           |           
|CASH AND CASH EQUIVALENTS, beginning of year                                                |  |                           | 390,623    |   |              |      | 139,062     |   |  |   | 361,251    |  
|                                                                                            |  |                           |            |   |              |      |             |   |  |   |            |  
|CASH AND CASH EQUIVALENTS, end of year                                                      |  | $                         | 6,385,252  |   |              | $    | 390,623     |   |  | $ | 139,062    |  
|                                                                                            |  |                           |            |   |              |      |             |   |  |   |            |  
|SUPPLEMENTAL DISCLOSURES OF NONCASH INVESTING AND FINANCING ACTIVITIES:                     |  |                           |            |   |              |      |             |   |  |   |            |  
|Partnership distributions payable                                                           |  | $                         | 0          |   |              | $    | 141,311     |   |  | $ | 231,237    |  
|                                                                                            |  |                           |            |   |              |      |             |   |  |   |            |  
|Write-off of fully amortized deferred leasing costs                                         |  | $                         | 0          |   |              | $    | 232,433     |   |  | $ | 292,676    |  
|                                                                                            |  |                           |            |   |              |      |             |   |  |   |            |  

See accompanying notes.



Page F-20



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##### Index to Financial Statements

FUND III AND FUND IV ASSOCIATES



NOTES TO FINANCIAL STATEMENTS

DECEMBER 31, 2005 (UNAUDITED), 2004, AND 2003



|1. | ORGANIZATION AND BUSINESS
|-- | -------------------------

On March 27, 1991, Wells Real
Estate Fund III, L.P. entered into a Georgia general partnership with Wells Real Estate Fund IV, L.P. to form Fund III and Fund IV Associates (the Joint Venture). The general partners of Wells Real Estate Fund III, L.P.
are Leo F. Wells, III and Wells Capital, Inc. (Wells Capital). The general partners of Wells Real Estate Fund IV, L.P. are Leo F. Wells, III and Wells Partners, L.P., a private Georgia limited partnership.

The Joint Venture was formed for the purpose of developing, constructing, and operating the Stockbridge Village Shopping Center, a 64,097 building located on 13.62 acres
of real property in Stockbridge, Georgia. In July 1992, the Joint Venture also acquired 4400 Cox Road, a two-story office building containing approximately 43,000 square feet and located in Richmond, Virginia.

On April 29, 2004, four joint ventures, including the Joint Venture, sold five real properties, including the Stockbridge Village Shopping Center, to an unrelated
third party for a gross sales price of $23,750,000. As a result of the sale of the Stockbridge Village Shopping Center, the Joint Venture recognized a gain of approximately $4,660,000 and received net proceeds of approximately $12,024,000.

On June 21, 2005, the Joint Venture sold 4400 Cox Road to an unrelated third party for a gross sales price of $6,500,000. As a result of the sale of
4400 Cox Road, the Joint Venture recognized a gain of approximately $1,451,000 and received net proceeds of approximately $6,309,000.



|2. | SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
|-- | ------------------------------------------

Basis of
Presentation

The Joint Ventures financial statements are prepared in accordance with accounting principles generally accepted in the United
States.

The Joint Ventures policy is to adopt the liquidation basis of accounting once the liquidation of the Joint Venture is imminent, which the
Joint Venture has defined as beginning on the first day of the quarter following the completion of the sale of all real estate assets. Accordingly, the Joint Venture adopted the liquidation basis of accounting effective July 1, 2005. Under the
liquidation basis of accounting, assets and liabilities are stated at their estimated net realizable values and net settlement amounts, respectively, and are periodically reviewed and adjusted. As the Joint Venture no longer has continuing real
estate operations, the Joint Venture is no longer required to present statements of operations or statements of cash flows following the adoption of liquidation basis of accounting.

Use of Estimates

The preparation of the Joint Ventures financial statements in conformity with accounting
principles generally accepted in the United States requires management to make estimates and assumptions that affect the amounts reported in the financial statements and accompanying notes. Actual results could differ from those estimates.

Revenue Recognition

The Joint Ventures leases
typically include renewal options, escalation provisions and provisions requiring tenants to reimburse the Joint Venture for a pro rata share of operating costs incurred. All of the Joint Ventures leases are classified as operating leases, and
the related rental income, including scheduled rental rate increases



Page F-21



---

##### Index to Financial Statements

(other than scheduled increases based on the Consumer Price Index) is recognized on a straight-line basis over the terms of the respective leases. Rents and
tenant reimbursements collected in advance are recorded as deferred income in the accompanying balance sheets.

Lease termination income is recognized when
the tenant loses the right to lease the space and the Joint Venture has satisfied all obligations under the related lease or lease termination agreement.

The Joint Venture records the sale of real estate assets pursuant to the provisions of Statement of Financial Accounting Standards (SFAS) No. 66, Accounting for Sales of Real Estate. Accordingly, gains are recognized
upon completing the sale and, among other things, determining the sale price and transferring all of the risks and rewards of ownership without significant continuing involvement with the seller. Recognition of all or a portion of the gain would be
deferred until both of these conditions are met. Losses are recognized in full as of the sale date.

Real Estate Assets

Real estate assets are stated at cost, less accumulated depreciation. Amounts capitalized to real estate assets consist of the cost of acquisition or construction, and
any tenant improvements or major improvements and betterments which extend the useful life of the related asset. All repairs and maintenance are expensed as incurred.

The estimated useful lives of the Joint Ventures real estate assets by class are provided below:



|                      |  |                                       
|--------------------- |  | --------------------------------------
|Buildings             |  | 40 years                              
|Building improvements |  | 5-25 years                            
|Land improvements     |  | 20 years                              
|Tenant Improvements   |  | Shorter of lease term or economic life

Management continually monitor events and changes in circumstances that could indicate that the carrying amounts
of the real estate in which the Joint Venture has an ownership interest, may not be recoverable. When indicators of potential impairment are present which indicate that the carrying amounts of real estate may not be recoverable, management assesses
the recoverability of these assets by determining whether the carrying value will be recovered through the undiscounted future operating cash flows expected from the use of the asset and its eventual disposition. In the event that such expected
undiscounted future cash flows do not exceed the carrying value, the Joint Venture adjusts the real estate to the estimated fair values, as defined by SFAS No. 144, Accounting for the Impairment or Disposal of Long-Lived Assets,
(SFAS No. 144) and recognizes impairment losses. Estimated fair values are calculated based on the following information, dependent upon availability, in order of preference: (i) recently quoted market prices, (ii) market
prices for comparable properties, or (iii) the present value of undiscounted cash flows, including estimated salvage value.

In the third quarter of
2004, the Joint Venture completed a review of its real estate depreciation by performing an analysis of the components of each property type in an effort to determine weighted-average composite useful lives of its real estate assets. As a result of
this review, the Joint Venture changed its estimate of the weighted-average composite useful lives for all building assets. Effective July 1, 2004, for all building assets, the Joint Venture extended the weighted-average composite useful life
from 25 years to 40 years. The change resulted in an increase to net income of approximately $50,922 for the year ended December 31, 2004. We believe the change more appropriately reflects the estimated useful lives of the building assets and
is consistent with prevailing industry practice.

Cash and Cash Equivalents

The Joint Venture considers all highly liquid investments purchased with an original maturity of three months or less to be cash equivalents. Cash equivalents include cash and short-term investments. Short-term
investments are stated at cost, which approximates fair value, and consist of investments in money market accounts.



Page F-22



---

##### Index to Financial Statements

Accounts Receivable, net

Accounts receivable is comprised of tenant receivables and straight-line rent receivables. Management assesses the collectibility of accounts receivable on an ongoing basis and provides for allowances as such balances, or portions thereof,
become uncollectible. Allowances of $0 and $10,963 are included in accounts receivable, net, as of December 31, 2005 and 2004, respectively.

Deferred Leasing Cost, net

Deferred leasing costs reflect costs incurred to procure operating leases, which are capitalized and amortized
on a straight-line basis over the terms of the related leases. Deferred leasing costs are presented net of accumulated amortization of $0 and $6,393 as of December 31, 2005 and 2004, respectively.

Other Assets

As of December 31, 2005 and 2004, other assets is
comprised of the following items:



|                           |  |      |   |      |   |      
|-------------------------- |  | ---- | - | ---- | - | -----
|                           |  | 2005 |   | 2004
|Utility deposits           |  | $    | 0 |      | $ | 7,767
|Prepaid property insurance |  |      | 0 |      |   | 1,342
|                           |  |      |   |      |   |      
|Total                      |  | $    | 0 |      | $ | 9,109
|                           |  |      |   |      |   |      

Prepaid expenses are recognized as the related services are incurred. Balances without a future economic benefit
are written off as they are identified.

Allocation of Income and Distributions

Pursuant to the terms of the joint venture agreement, income and distributions are allocated to the joint venture partners based upon their respective ownership interests as determined by relative cumulative capital
contributions, as defined. For the periods presented, Wells Real Estate Fund III, L.P. and Wells Real Estate Fund IV, L.P. held ownership interests in the Joint Venture of approximately 57% and 43%, respectively. Net cash from operations is
generally distributed to the joint venture partners on a quarterly basis.

Income Taxes

The Joint Venture is not subject to federal or state income taxes; therefore, none have been provided for in the accompanying financial statements. The partners of Wells
Real Estate Fund III, L.P. and Wells Real Estate Fund IV, L.P. are required to include their respective share of profits and losses from the Joint Venture in their individual income tax returns.

Reclassifications

Certain prior year amounts have been reclassified
to conform to the current year presentation.



|3. | RELATED-PARTY TRANSACTIONS
|-- | --------------------------

Management and Leasing Fees

Wells Real Estate Fund III, L.P. and Wells Real Estate Fund IV, L.P. entered into property management and leasing agreements with Wells Management
Company, Inc. (Wells Management), an affiliate of the general partners of Wells Real Estate Fund III, L.P. and Wells Real Estate Fund IV, L.P.. In consideration for asset management and the management and leasing of the Joint
Ventures properties, the Joint Venture will generally pay Wells Management fees equal to (a) of the gross revenues collected monthly, 3% for management services



Page F-23



---

##### Index to Financial Statements

and 3% for leasing services, plus a separate fee for the one-time lease-up of newly constructed properties in an amount not to exceed the fee customarily
charged in arms-length transactions by others rendering similar services in the same geographic area for similar properties or (b) in the case of commercial properties which are leased on a long-term net basis (ten or more years), 1% of
the gross revenues, except for initial leasing fees equal to 3% of the gross revenues over the first five years of the lease term. During the six months ended June 30, 2005 and for the years ended December 31, 2004 and 2003, the Joint
Venture incurred management and leasing fees of $4,592, $24,225, and $153,209, respectively, all of which are included in income from discontinued operations in the accompanying statements of operations.

Administrative Reimbursements

Wells Management and its affiliates
perform certain administrative services for the Joint Venture, relating to accounting, property management, and other joint venture administration, and incur the related expenses. Such expenses are allocated among these entities based on time spent
on each entity by individual personnel. In the opinion of management, this is a reasonable estimation of such expenses. During 2005, 2004, and 2003, the Joint Venture reimbursed $24,022, $29,535, and $61,992, respectively, to Wells Management and
its affiliates for these services. As of December 31, 2005 and 2004, administrative reimbursements of $0 and $1,233 are included in due to affiliate in the accompanying statement of net assets in liquidation and balance sheet, respectively.



|4. | DISCONTINUED OPERATIONS
|-- | -----------------------

SFAS No. 144 requires, among other
things, that the operating results of real estate assets sold or held for sale be included in discontinued operations in the statement of operations for all periods presented. On April 29, 2004, the Joint Venture sold the Stockbridge Village
Shopping Center. On June 21, 2005, the Joint Venture sold 4400 Cox Road. As such, the results of discontinued operations included in the accompanying statements of operations for the six months ended June 30, 2005 and for the years ended
December 31, 2004 and 2003 are summarized below:



|                                    |  |               |           |              |      |           |  |   |          
|----------------------------------- |  | ------------- | --------- | ------------ | ---- | --------- |  | - | ---------
|                                    |  | June 30, 2005 |           | December 31,
|                                    |  |               | 2004      |              | 2003
|                                    |  | (unaudited)   |           |              |      |          
|Total property revenues             |  | $             | 277,706   |              | $    | 575,798   |  | $ | 1,940,962
|Legal and accounting                |  |               | 4,314     |              |      | 16,909    |  |   | 26,521   
|Depreciation                        |  |               | 75,878    |              |      | 153,441   |  |   | 1,053,429
|Management and leasing fees         |  |               | 21,729    |              |      | 46,290    |  |   | 339,830  
|Property operating costs            |  |               | 164,177   |              |      | 262,245   |  |   | 469,030  
|                                    |  |               |           |              |      |           |  |   |          
|Total expenses                      |  |               | 266,098   |              |      | 478,885   |  |   | 1,888,810
|                                    |  |               |           |              |      |           |  |   |          
|Operating income                    |  |               | 11,608    |              |      | 96,913    |  |   | 52,152   
|Gain on disposition                 |  |               | 1,459,199 |              |      | 4,660,127 |  |   | 0        
|                                    |  |               |           |              |      |           |  |   |          
|Income from discontinued operations |  | $             | 1,470,807 |              | $    | 4,757,040 |  | $ | 52,152   
|                                    |  |               |           |              |      |           |  |   |          



Page F-24



---

##### Index to Financial Statements

SCHEDULE III  REAL ESTATE AND ACCUMULATED DEPRECIATION

DECEMBER 31, 2005



|                             |  |      |             |   |                          |   |            |  
|---------------------------- |  | ---- | ----------- | - | ------------------------ | - | ---------- | -
|                             |  | Cost |             |   | Accumulated Depreciation |  
|BALANCE AT DECEMBER 31, 2002 |  | $    | 16,637,693  |   |                          | $ | 5,261,362  |  
|                             |  |     
|2003 additions               |  |      | 77,117      |   |                          |   | 1,053,429  |  
|                             |  |      |             |   |                          |   |            |  
|BALANCE AT DECEMBER 31, 2003 |  |      | 16,714,810  |   |                          |   | 6,314,791  |  
|                             |  |     
|2004 additions               |  |      | 765,423     |   |                          |   | 153,441    |  
|2004 dispositions            |  |      | (11,612,486 | ) |                          |   | (4,352,557 | )
|                             |  |      |             |   |                          |   |            |  
|BALANCE AT DECEMBER 31, 2004 |  |      | 5,867,747   |   |                          |   | 2,115,675  |  
|                             |  |     
|2005 additions               |  |      | 481,618     |   |                          |   | 75,878     |  
|2005 dispositions            |  |      | (6,349,365  | ) |                          |   | (2,191,553 | )
|                             |  |      |             |   |                          |   |            |  
|BALANCE AT DECEMBER 31, 2005 |  | $    | 0           |   |                          | $ | 0          |  
|                             |  |      |             |   |                          |   |            |  



Page F-25



---

##### Index to Financial Statements

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

The General Partners of

Fund IV and Fund V Associates:

We have
audited the accompanying balance sheets of Fund IV and Fund V Associates (the Joint Venture) as of December 31, 2005 and 2004, and the related statements of operations, partners capital, and cash flows for each of the three
years in the period ended December 31, 2005. Our audits also included the financial statement schedule listed in the index at Item 15(a). These financial statements and schedule are the responsibility of the Joint Ventures
management. Our responsibility is to express an opinion on these financial statements and schedule based on our audits.

We conducted our audits in
accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material
misstatement. We were not engaged to perform an audit of the Joint Ventures internal control over financial reporting. Our audits included consideration of internal control over financial reporting as a basis for designing audit procedures
that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the Joint Ventures internal control over financial reporting. Accordingly, we express no such opinion. An audit also includes
examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, and evaluating the overall financial statement
presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present
fairly, in all material respects, the financial position of Fund IV and Fund V Associates at December 31, 2005 and 2004, and the results of its operations and its cash flows for each of the three years in the period ended December 31,
2005, in conformity with U.S. generally accepted accounting principles. Also, in our opinion, the related financial statement schedule, when considered in relation to the basic financial statements taken as a whole, presents fairly in all material
respects the information set forth therein.

/s/    ERNST &
YOUNG LLP

Atlanta, Georgia

March 2, 2006



Page F-26



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##### Index to Financial Statements

FUND IV AND FUND V ASSOCIATES



BALANCE SHEETS

DECEMBER 31, 2005 AND 2004

ASSETS



|                                                                                                                     |  |      |           |      |   |          
|-------------------------------------------------------------------------------------------------------------------- |  | ---- | --------- | ---- | - | ---------
|                                                                                                                     |  | 2005 |           | 2004
|Real estate assets, at cost:                                                                                         |  |      |           |      |   |          
|Land                                                                                                                 |  | $    | 1,499,190 |      | $ | 1,499,190
|Building and improvements, less accumulated depreciation of $3,814,692 and $3,394,798 at 2005 and 2004, respectively |  |      | 5,946,093 |      |   | 5,854,377
|                                                                                                                     |  |      |           |      |   |          
|Total real estate assets                                                                                             |  |      | 7,445,283 |      |   | 7,353,567
|Cash and cash equivalents                                                                                            |  |      | 176,800   |      |   | 131,067  
|Accounts receivable, net                                                                                             |  |      | 638,502   |      |   | 372,445  
|Deferred leasing costs, net                                                                                          |  |      | 495,119   |      |   | 360,931  
|Other assets                                                                                                         |  |      | 15,370    |      |   | 16,472   
|                                                                                                                     |  |      |           |      |   |          
|Total assets                                                                                                         |  | $    | 8,771,074 |      | $ | 8,234,482
|                                                                                                                     |  |      |           |      |   |          

LIABILITIES AND PARTNERS CAPITAL



|                                                  |  |   |           |  |   |          
|------------------------------------------------- |  | - | --------- |  | - | ---------
|Liabilities:                                      |  |   |           |  |   |          
|Accounts payable and refundable security deposits |  | $ | 59,037    |  | $ | 55,239   
|Due to affiliate                                  |  |   | 782       |  |   | 3,347    
|Deferred income                                   |  |   | 0         |  |   | 4,498    
|Partnership distributions payable                 |  |   | 0         |  |   | 41,366   
|                                                  |  |   |           |  |   |          
|Total liabilities                                 |  |   | 59,819    |  |   | 104,450  
|                                                  |  |  
|Partners capital:                                |  |   |           |  |   |          
|Wells Real Estate Fund IV, L.P.                   |  |   | 3,281,260 |  |   | 3,062,172
|Wells Real Estate Fund V, L.P.                    |  |   | 5,429,995 |  |   | 5,067,860
|                                                  |  |   |           |  |   |          
|Total partners capital                           |  |   | 8,711,255 |  |   | 8,130,032
|                                                  |  |   |           |  |   |          
|Total liabilities and partners capital           |  | $ | 8,771,074 |  | $ | 8,234,482
|                                                  |  |   |           |  |   |          

See accompanying notes.



Page F-27



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##### Index to Financial Statements

FUND IV AND FUND V ASSOCIATES



STATEMENTS OF OPERATIONS

FOR THE YEARS ENDED

DECEMBER 31, 2005, 2004, AND 2003



|                                    |  |      |           |   |      |   |          |      |  |   |           |  
|----------------------------------- |  | ---- | --------- | - | ---- | - | -------- | ---- |  | - | --------- | -
|                                    |  | 2005 |           |   | 2004 |   |          | 2003 | 
|REVENUES:                           |  |      |           |   |      |   |          |      |  |   |           |  
|Rental income                       |  | $    | 991,033   |   |      | $ | 429,133  |      |  | $ | 401,492   |  
|Reimbursement income                |  |      | 42,784    |   |      |   | 499      |      |  |   | 5,399     |  
|Interest and other income           |  |      | 1,454     |   |      |   | 325      |      |  |   | 218       |  
|                                    |  |      |           |   |      |   |          |      |  |   |           |  
|Total revenues                      |  |      | 1,035,271 |   |      |   | 429,957  |      |  |   | 407,109   |  
|                                    |  |      |          
|EXPENSES:                           |  |      |           |   |      |   |          |      |  |   |           |  
|Property operating costs            |  |      | 566,412   |   |      |   | 457,225  |      |  |   | 469,073   |  
|Depreciation                        |  |      | 419,894   |   |      |   | 357,953  |      |  |   | 316,977   |  
|Management and leasing fees         |  |      | 68,008    |   |      |   | 29,716   |      |  |   | 47,357    |  
|Joint venture administration        |  |      | 33,659    |   |      |   | 52,202   |      |  |   | 49,681    |  
|Legal and accounting                |  |      | 27,642    |   |      |   | 38,061   |      |  |   | 22,992    |  
|                                    |  |      |           |   |      |   |          |      |  |   |           |  
|Total expenses                      |  |      | 1,115,615 |   |      |   | 935,157  |      |  |   | 906,080   |  
|                                    |  |      |           |   |      |   |          |      |  |   |           |  
|NET LOSS FROM CONTINUING OPERATIONS |  |      | (80,344   | ) |      |   | (505,200 | )    |  |   | (498,971  | )
|                                    |  |      |          
|DISCONTINUED OPERATIONS:            |  |      |           |   |      |   |          |      |  |   |           |  
|Operating income                    |  |      | 201       |   |      |   | 8,664    |      |  |   | 142,427   |  
|Gain on disposition                 |  |      | 0         |   |      |   | 0        |      |  |   | 1,829,564 |  
|                                    |  |      |           |   |      |   |          |      |  |   |           |  
|Income from discontinued operations |  |      | 201       |   |      |   | 8,664    |      |  |   | 1,971,991 |  
|                                    |  |      |           |   |      |   |          |      |  |   |           |  
|NET INCOME (LOSS)                   |  | $    | (80,143   | ) |      | $ | (496,536 | )    |  | $ | 1,473,020 |  
|                                    |  |      |           |   |      |   |          |      |  |   |           |  

See accompanying notes.



Page F-28



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##### Index to Financial Statements

FUND IV AND FUND V ASSOCIATES



STATEMENTS OF PARTNERS CAPITAL

FOR THE YEARS ENDED

DECEMBER 31, 2005, 2004, AND 2003



|                           |  |                                 |            |   |                                |   |            |                         |  |   |            |  
|-------------------------- |  | ------------------------------- | ---------- | - | ------------------------------ | - | ---------- | ----------------------- |  | - | ---------- | -
|                           |  | Wells Real Estate Fund IV,
L.P. |            |   | Wells Real Estate Fund V,
L.P. |   |            | Total Partners Capital | 
|Balance, December 31, 2002 |  | $                               | 3,680,957  |   |                                | $ | 6,091,442  |                         |  | $ | 9,772,399  |  
|                           |  |                                 |           
|Net income                 |  |                                 | 554,841    |   |                                |   | 918,179    |                         |  |   | 1,473,020  |  
|Partnership contributions  |  |                                 | 151,071    |   |                                |   | 250,000    |                         |  |   | 401,071    |  
|Partnership distributions  |  |                                 | (1,973,873 | ) |                                |   | (3,266,049 | )                       |  |   | (5,239,922 | )
|                           |  |                                 |            |   |                                |   |            |                         |  |   |            |  
|Balance, December 31, 2003 |  |                                 | 2,412,996  |   |                                |   | 3,993,572  |                         |  |   | 6,406,568  |  
|                           |  |                                 |           
|Net loss                   |  |                                 | (187,029   | ) |                                |   | (309,507   | )                       |  |   | (496,536   | )
|Partnership contributions  |  |                                 | 836,205    |   |                                |   | 1,383,795  |                         |  |   | 2,220,000  |  
|                           |  |                                 |            |   |                                |   |            |                         |  |   |            |  
|Balance, December 31, 2004 |  |                                 | 3,062,172  |   |                                |   | 5,067,860  |                         |  |   | 8,130,032  |  
|                           |  |                                 |           
|Net loss                   |  |                                 | (30,187    | ) |                                |   | (49,956    | )                       |  |   | (80,143    | )
|Partnership contributions  |  |                                 | 249,275    |   |                                |   | 412,091    |                         |  |   | 661,366    |  
|                           |  |                                 |            |   |                                |   |            |                         |  |   |            |  
|Balance, December 31, 2005 |  | $                               | 3,281,260  |   |                                | $ | 5,429,995  |                         |  | $ | 8,711,255  |  
|                           |  |                                 |            |   |                                |   |            |                         |  |   |            |  

See accompanying notes.



Page F-29



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##### Index to Financial Statements

FUND IV AND FUND V ASSOCIATES



STATEMENTS OF CASH FLOWS

FOR THE YEARS ENDED

DECEMBER 31, 2005, 2004, AND 2003



|                                                                                         |  |      |          |   |      |   |            |      |  |   |            |  
|---------------------------------------------------------------------------------------- |  | ---- | -------- | - | ---- | - | ---------- | ---- |  | - | ---------- | -
|                                                                                         |  | 2005 |          |   | 2004 |   |            | 2003 | 
|CASH FLOWS FROM OPERATING ACTIVITIES:                                                    |  |      |          |   |      |   |            |      |  |   |            |  
|Net income (loss)                                                                        |  | $    | (80,143  | ) |      | $ | (496,536   | )    |  | $ | 1,473,020  |  
|Adjustments to reconcile net income (loss) to net cash provided by (used in) operations: |  |      |          |   |      |   |            |      |  |   |            |  
|Gain on sale                                                                             |  |      | 0        |   |      |   | 0          |      |  |   | (1,829,564 | )
|Depreciation                                                                             |  |      | 419,894  |   |      |   | 357,953    |      |  |   | 456,641    |  
|Amortization of deferred leasing costs                                                   |  |      | 82,968   |   |      |   | 27,079     |      |  |   | 18,261     |  
|Changes in assets and liabilities:                                                       |  |      |          |   |      |   |            |      |  |   |            |  
|(Increase) decrease in accounts receivable, net                                          |  |      | (266,057 | ) |      |   | (362,347   | )    |  |   | 28,523     |  
|Decrease (increase) in other assets                                                      |  |      | 1,102    |   |      |   | (2,630     | )    |  |   | 39,524     |  
|Increase (decrease) in accounts payable and refundable security deposits                 |  |      | 3,798    |   |      |   | 25,397     |      |  |   | (142,329   | )
|(Decrease) increase in due to affiliate                                                  |  |      | (2,565   | ) |      |   | 728        |      |  |   | (2,011     | )
|(Decrease) increase in deferred income                                                   |  |      | (4,498   | ) |      |   | 4,266      |      |  |   | (30,524    | )
|                                                                                         |  |      |          |   |      |   |            |      |  |   |            |  
|Net cash provided by (used in) operating activities                                      |  |      | 154,499  |   |      |   | (446,090   | )    |  |   | 11,541     |  
|                                                                                         |  |      |         
|CASH FLOWS FROM INVESTING ACTIVITIES:                                                    |  |      |          |   |      |   |            |      |  |   |            |  
|Investment in real estate                                                                |  |      | (511,610 | ) |      |   | (1,589,172 | )    |  |   | (35,665    | )
|Payments of deferred leasing costs                                                       |  |      | (217,156 | ) |      |   | (388,010   | )    |  |   | 0          |  
|Net proceeds received from sale of real estate                                           |  |      | 0        |   |      |   | 0          |      |  |   | 4,995,305  |  
|                                                                                         |  |      |          |   |      |   |            |      |  |   |            |  
|Net cash (used in) provided by investing activities                                      |  |      | (728,766 | ) |      |   | (1,977,182 | )    |  |   | 4,959,640  |  
|                                                                                         |  |      |         
|CASH FLOWS FROM FINANCING ACTIVITIES:                                                    |  |      |          |   |      |   |            |      |  |   |            |  
|Operating distributions to joint venture partners in excess of accumulated earnings      |  |      | 0        |   |      |   | (8,430     | )    |  |   | (339,084   | )
|Net sale proceeds distributions to joint venture partners                                |  |      | 0        |   |      |   | 0          |      |  |   | (4,995,305 | )
|Contributions from joint venture partners                                                |  |      | 620,000  |   |      |   | 2,220,000  |      |  |   | 401,071    |  
|                                                                                         |  |      |          |   |      |   |            |      |  |   |            |  
|Net cash provided by (used in) financing activities                                      |  |      | 620,000  |   |      |   | 2,211,570  |      |  |   | (4,933,318 | )
|                                                                                         |  |      |         
|NET INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS                                     |  |      | 45,733   |   |      |   | (211,702   | )    |  |   | 37,863     |  
|                                                                                         |  |      |         
|CASH AND CASH EQUIVALENTS, beginning of year                                             |  |      | 131,067  |   |      |   | 342,769    |      |  |   | 304,906    |  
|                                                                                         |  |      |          |   |      |   |            |      |  |   |            |  
|CASH AND CASH EQUIVALENTS, end of year                                                   |  | $    | 176,800  |   |      | $ | 131,067    |      |  | $ | 342,769    |  
|                                                                                         |  |      |          |   |      |   |            |      |  |   |            |  
|SUPPLEMENTAL DISCLOSURES OF NONCASH INVESTING AND FINANCING ACTIVITIES:                  |  |      |          |   |      |   |            |      |  |   |            |  
|Partnership distributions payable                                                        |  | $    | 0        |   |      | $ | 41,366     |      |  | $ | 49,796     |  
|                                                                                         |  |      |          |   |      |   |            |      |  |   |            |  
|Contribution of amount due to partner                                                    |  | $    | 41,366   |   |      | $ | 0          |      |  | $ | 0          |  
|                                                                                         |  |      |          |   |      |   |            |      |  |   |            |  
|Write-off of fully amortized deferred leasing costs                                      |  | $    | 0        |   |      | $ | 127,025    |      |  | $ | 96,328     |  
|                                                                                         |  |      |          |   |      |   |            |      |  |   |            |  

See accompanying notes.



Page F-30



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##### Index to Financial Statements

FUND IV AND FUND V ASSOCIATES



NOTES TO FINANCIAL STATEMENTS

DECEMBER 31, 2005, 2004, AND 2003



|1. | ORGANIZATION AND BUSINESS
|-- | -------------------------

In April 1992, Wells Real Estate Fund
IV, L.P. and Wells Real Estate Fund V, L.P entered into a Georgia general partnership to form Fund IV and Fund V Associates (the Joint Venture). The general partners of Wells Real Estate Fund IV, L.P. and Wells Real Estate Fund
V, L.P. are Leo F. Wells, III and Wells Partners, L.P., a private Georgia limited partnership.

The Joint Venture was formed for the purpose of developing,
constructing and operating commercial real properties. On September 14, 1992, the Joint Venture acquired 2.655 acres of real property in Stockbridge, Georgia for the purpose of constructing two substantially identical two-story office buildings
containing approximately 35,000 rentable square feet, the Village Overlook Property. On June 8, 1992, the Joint Venture acquired 5.676 acres of real property located in Jacksonville, Florida for the purpose of developing, constructing, and
operating a four-story office building containing approximately 87,600 square feet, 10407 Centurion Parkway North.

On September 29, 2003, the Joint
Venture sold the Village Overlook Property to an unrelated third party for a gross selling price of $5,300,000. As a result of this sale, the Joint Venture received net proceeds of approximately $4,995,000 and was allocated gain of approximately
$1,830,000.



|2. | SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
|-- | ------------------------------------------

Basis of
Presentation

The Joint Ventures financial statements are prepared in accordance with accounting principles generally accepted in the United
States.

Use of Estimates

The preparation of the Joint
Ventures financial statements in conformity with accounting principles generally accepted in the United States requires management to make estimates and assumptions that affect the amounts reported in the financial statements and accompanying
notes. Actual results could differ from those estimates.

Revenue Recognition

The Joint Ventures leases typically include renewal options, escalation provisions and provisions requiring tenants to reimburse the Joint Venture for a pro-rata share of operating costs incurred. All of the
Joint Ventures leases are classified as operating leases, and the related rental income, including scheduled rental rate increases (other than scheduled increases based on the Consumer Price Index) is recognized on a straight-line basis over
the terms of the respective leases. Rents and tenant reimbursements collected in advance are recorded as deferred income in the accompanying balance sheets.

Lease termination income is recognized when the tenant loses the right to lease the space and the Joint Venture has satisfied all obligations under the related lease or lease termination agreement.

The Joint Venture records the sale of real estate assets pursuant to the provisions of Statement of Financial Accounting Standards (SFAS) No. 66,
Accounting for Sales of Real Estate. Accordingly, gains are recognized upon completing the sale and, among other things, determining the sale price and transferring all of the risks and rewards of ownership without significant continuing
involvement with the seller. Recognition of all or a portion of the gain would be deferred until both of these conditions are met. Losses are recognized in full as of the sale date.



Page F-31



---

##### Index to Financial Statements

Real Estate Assets

Real estate assets are stated at cost, less accumulated depreciation. Amounts capitalized to real estate assets consist of the cost of acquisition or construction, and any tenant improvements or major improvements and betterments which
extend the useful life of the related asset. All repairs and maintenance are expensed as incurred.

The estimated useful lives of the Joint Ventures
real estate assets by class are provided below:



|                      |  |                                       
|--------------------- |  | --------------------------------------
|Buildings             |  | 40 years                              
|Building improvements |  | 5-25 years                            
|Land improvements     |  | 20 years                              
|Tenant Improvements   |  | Shorter of lease term or economic life

Management continually monitors events and changes in circumstances that could indicate that the carrying amounts
of the real estate in which the Joint Venture has an ownership interest, may not be recoverable. When indicators of potential impairment are present which indicate that the carrying amounts of real estate may not be recoverable, management assesses
the recoverability of these assets by determining whether the carrying value will be recovered through the undiscounted future operating cash flows expected from the use of the asset and its eventual disposition. In the event that such expected
undiscounted future cash flows do not exceed the carrying value, the Joint Venture adjusts the real estate to the estimated fair values, as defined by SFAS No. 144, Accounting for the Impairment or Disposal of Long-Lived Assets,
(SFAS No. 144) and recognizes impairment losses. Estimated fair values are calculated based on the following information, dependent upon availability, in order of preference: (i) recently quoted market prices, (ii) market
prices for comparable properties, or (iii) the present value of undiscounted cash flows, including estimated salvage value.

The Joint Venture has
begun to evaluate various options for liquidating its investments in properties. Assets designated as held for sale are adjusted to the lower of carrying value or fair value less costs to sell, and depreciation ceases.

In the third quarter of 2004, the Joint Venture completed a review of its real estate depreciation by performing an analysis of the components of each property type in
an effort to determine weighted-average composite useful lives of its real estate assets. As a result of this review, the Joint Venture changed its estimate of the weighted-average composite useful lives for all building assets. Effective
July 1, 2004, for all building assets, the Joint Venture extended the weighted-average composite useful life from 25 years to 40 years. The change resulted in an increase to net income of approximately $78,678 for the year ended
December 31, 2004. We believe the change more appropriately reflects the estimated useful lives of the building assets and is consistent with prevailing industry practice.

Cash and Cash Equivalents

The Joint Venture considers all highly liquid investments purchased with an original
maturity of three months or less to be cash equivalents. Cash equivalents include cash and short-term investments. Short-term investments are stated at cost, which approximates fair value, and consist of investments in money market accounts.

Accounts Receivable, net

Accounts receivable are
comprised of tenant receivables and straight-line rent receivables. Management assesses the collectibility of accounts receivable on an ongoing basis and provides for allowances as such balances, or portions thereof, become uncollectible. No such
allowances have been recorded as of December 31, 2005 or 2004.



Page F-32



---

##### Index to Financial Statements

Deferred Leasing Costs, net

Deferred leasing costs reflect costs incurred to procure operating leases, which are capitalized and amortized on a straight-line basis over the terms of the related leases. Deferred leasing costs include accumulated amortization of
$110,047 and $27,079 as of December 31, 2005 and 2004, respectively.

Other Assets

As of December 31, 2005 and 2004, other assets is comprised of the following items:



|                             |  |      |        |      |   |       
|---------------------------- |  | ---- | ------ | ---- | - | ------
|                             |  | 2005 |        | 2004
|Refundable security deposits |  | $    | 8,433  |      | $ | 8,971 
|Utility deposits             |  |      | 4,275  |      |   | 4,275 
|Prepaid property insurance   |  |      | 2,662  |      |   | 3,226 
|                             |  |      |        |      |   |       
|Total                        |  | $    | 15,370 |      | $ | 16,472
|                             |  |      |        |      |   |       

Refundable security deposits represent cash deposits received from tenants. Pursuant to the respective leases, the
Joint Venture may apply such balances towards unpaid receivable balances or property damages, where applicable, or is obligated to refund such balances to the tenants upon the expiration of the related lease term Prepaid expenses are recognized as
the related services are provided. Balances without a future economic benefit are written off as they are identified.

Allocation of Income and
Distributions

Pursuant to the terms of the joint venture agreement, income and distributions are allocated to the joint venture partners based upon
their respective ownership interests as determined by relative cumulative capital contributions, as defined. For the periods presented, Wells Real Estate Fund IV, L.P. and Wells Real Estate Fund V, L.P. held ownership interests in the Joint
Venture of approximately 38% and 62%, respectively. Net cash from operations is generally distributed to the joint venture partners on a quarterly basis.

Income Taxes

The Joint Venture is not subject to federal or state income taxes; therefore, none have been provided for in the accompanying
financial statements. The partners of Wells Real Estate Fund IV, L.P. and Wells Real Estate Fund V, L.P. are required to include their respective share of profits and losses from the Joint Venture in their individual income tax returns.

Reclassifications

Certain prior year amounts have been reclassified to conform to the current year presentation.

Recent Accounting Pronouncements

In March 2005, the Financial Accounting Standards Board (FASB) issued Financial Accounting Standards Board Interpretation No.
(FIN) 47, Accounting for Conditional Asset Retirement Obligations,an interpretation of SFAS No. 143, Asset Retirement Obligations, effective for fiscal years ending after December 15, 2005. FIN 47 clarifies
the definition of a conditional asset retirement obligation provided in SFAS No. 143 as a legal obligation to perform an asset retirement activity for which the timing or method of settlement is conditional upon a future event that
may or may not be within control of the Joint Venture. An entity is required to recognize a liability for the fair value of a conditional asset retirement obligation if the fair value of the liability can be reasonably estimated. The Joint Venture
may have undetected asbestos at the remaining property. Because the obligation to remove asbestos from this property has an indeterminate settlement date, the Joint Venture is



Page F-33



---

##### Index to Financial Statements

unable to reasonably estimate the fair value of this obligation. To the extent that this property undergoes major renovations or demolition, certain
environmental regulations are in place, which specify the manner in which the asbestos must be handled and disposed. In such circumstances, sufficient information may become available to reasonably estimate the fair value of the liability. There are
currently no plans to undertake a major renovation that would require removal of the asbestos or demolition of this property. The adoption of FIN 47 did not have a material effect on the Joint Ventures financial statements.



|3. | RELATED-PARTY TRANSACTIONS
|-- | --------------------------

Management and Leasing Fees

Wells Real Estate Fund IV, L.P. and Wells Real Estate Fund V, L.P. entered into property management and leasing agreements with Wells Management
Company, Inc. (Wells Management), an affiliate of the general partners of Wells Real Estate Fund IV, L.P. and Wells Real Estate Fund V, L.P. In consideration for asset management and the management and leasing of the Joint Ventures
properties, the Joint Venture will generally pay Wells Management fees equal to (a) of the gross revenues collected monthly, 3% for management services and 3% for leasing services, plus a separate fee for the one-time lease-up of newly
constructed properties in an amount not to exceed the fee customarily charged in arms-length transactions by others rendering similar services in the same geographic area for similar properties or (b) in the case of commercial properties
which are leased on a long-term net basis (ten or more years), 1% of the gross revenues, except for initial leasing fees equal to 3% of the gross revenues over the first five years of the lease term. The Joint Venture incurred management and leasing
fees of $68,008, $15,707, and $67,216 for the years ended December 31, 2005, 2004, and 2003, respectively, portions of which are included in income from discontinued operations in the accompanying statements of operations.

Administrative Reimbursements

Wells Management and its affiliates
perform certain administrative services for the Joint Ventures properties, relating to accounting, property management, and other joint venture administration, and incur the related expenses. Such expenses are allocated among these entities
based on time spent on each entity by individual personnel. In the opinion of management, this is a reasonable estimation of such expenses. During 2005, 2004, and 2003, the Joint Venture reimbursed $20,395, $45,179, and $52,506, respectively, to
Wells Management and its affiliates for these services, portions of which are included in income from discontinued operations in the accompanying statements of operations. As of December 31, 2005 and 2004, administrative reimbursements due to
Wells Management of $782 and $3,347, respectively, are included in due to affiliate in the accompanying balance sheets.

Due to Affiliate

As of December 31, 2005 and 2004, due to affiliate balances were comprised of reimbursements due to Wells Management for administrative costs.



Page F-34



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##### Index to Financial Statements

|4. | DISCONTINUED OPERATIONS
|-- | -----------------------

SFAS No. 144 requires, among other
things, that the operating results of real estate assets sold or held for sale be included in discontinued operations in the statement of operations for all periods presented. On September 29, 2003, the Joint Venture sold the Village Overlook
Property. The results of discontinued operations from the Village Overlook Property included in the accompanying statements of operations are summarized below:



|                                    |  |      |     |      |   |        |      |  |   |          
|----------------------------------- |  | ---- | --- | ---- | - | ------ | ---- |  | - | ---------
|                                    |  | 2005 |     | 2004 |   |        | 2003
|Total property revenues             |  | $    | 201 |      | $ | 7,740  |      |  | $ | 564,432  
|                                    |  |      |    
|Property operating costs            |  |      | 0   |      |   | (1,716 | )    |  |   | 221,523  
|Depreciation                        |  |      | 0   |      |   | 0      |      |  |   | 139,664  
|Management and leasing fees         |  |      | 0   |      |   | 792    |      |  |   | 50,180   
|Legal and accounting                |  |      | 0   |      |   | 0      |      |  |   | 10,638   
|                                    |  |      |     |      |   |        |      |  |   |          
|Total expenses                      |  |      | 0   |      |   | (924   | )    |  |   | 422,005  
|                                    |  |      |     |      |   |        |      |  |   |          
|Operating income                    |  |      | 201 |      |   | 8,664  |      |  |   | 142,427  
|Gain on disposition                 |  |      | 0   |      |   | 0      |      |  |   | 1,829,564
|                                    |  |      |     |      |   |        |      |  |   |          
|Income from discontinued operations |  | $    | 201 |      | $ | 8,664  |      |  | $ | 1,971,991
|                                    |  |      |     |      |   |        |      |  |   |          



|5. | RENTAL INCOME
|-- | -------------

The future minimum rental income due to the Joint
Venture under noncancelable operating leases as of December 31, 2005 follows:



|                         |  |   |          
|------------------------ |  | - | ---------
|Year ending December 31: |  |   |          
|2006                     |  | $ | 1,236,520
|2007                     |  |   | 1,262,278
|2008                     |  |   | 1,287,306
|2009                     |  |   | 1,237,786
|2010                     |  |   | 388,037  
|Thereafter               |  |   | 1,664,986
|                         |  |   |          
|                         |  | $ | 7,076,913
|                         |  |   |          

Two tenants generated approximately 70% and 24% of rental income for the year ended December 31, 2005, and
will generate approximately 48% and 47% of future minimum rental income.



Page F-35



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##### Index to Financial Statements

SCHEDULE III  REAL ESTATE AND ACCUMULATED DEPRECIATION

DECEMBER 31, 2005



|                                |  |              |  |                            |  |                                              |      |                                               |                            |                             |                          |                      |       |               |  |             |  |            |  |      |  |         
|------------------------------- |  | ------------ |  | -------------------------- |  | -------------------------------------------- | ---- | --------------------------------------------- | -------------------------- | --------------------------- | ------------------------ | -------------------- | ----- | ------------- |  | ----------- |  | ---------- |  | ---- |  | --------
|Description                     |  | Encumbrances |  | Initial Cost               |  | CostsCapitalizedSubsequent To Acquisition(c) |      | Gross Carrying Amount as of December 31, 2005 |                            | Accumulated Depreciation(b) |                          | Date of Construction |       | Date Acquired
|                                |  | Land         |  | Buildings and Improvements |  |                                              | Land |                                               | Buildings and Improvements |                             | Construction in Progress |                      | Total |               |  |            
|10407 CENTURION PARKWAYNORTH(a) |  | None         |  | $1,384,751                 |  | $7,016,905                                   |      | $2,858,319                                    |                            | $1,499,190                  |                          | $9,760,785           |       | $0            |  | $11,259,975 |  | $3,814,692 |  | 1992 |  | 06/08/92



| | (a) | 10407 Centurion Parkway North is a four-story office building located in Jacksonville,
Florida.
| | --- | -----------------------------------------------------------------------------------------------



| | (b) | Buildings, land improvements, building improvements, and tenant improvements are
depreciated using the straight-line method over 40 years, 20 years, 10 to 25 years, and the shorter of the economic life or corresponding lease terms, respectively.
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (c) | Includes acquisition and advisory fees and
acquisition expense reimbursements applied at acquisition.
| | --- | -----------------------------------------------------------------------------------------------------



Page F-36



---

##### Index to Financial Statements

SCHEDULE III  REAL ESTATE AND ACCUMULATED DEPRECIATION

DECEMBER 31, 2005



|                             |  |      |            |   |                          |   |            |  
|---------------------------- |  | ---- | ---------- | - | ------------------------ | - | ---------- | -
|                             |  | Cost |            |   | Accumulated Depreciation |  
|BALANCE AT DECEMBER 31, 2002 |  | $    | 13,881,266 |   |                          | $ | 4,262,645  |  
|                             |  |     
|2003 additions               |  |      | 68,435     |   |                          |   | 316,977    |  
|2003 dispositions            |  |      | (4,790,507 | ) |                          |   | (1,542,777 | )
|                             |  |      |            |   |                          |   |            |  
|BALANCE AT DECEMBER 31, 2003 |  |      | 9,159,194  |   |                          |   | 3,036,845  |  
|                             |  |     
|2004 additions               |  |      | 1,589,171  |   |                          |   | 357,953    |  
|                             |  |      |            |   |                          |   |            |  
|BALANCE AT DECEMBER 31, 2004 |  |      | 10,748,365 |   |                          |   | 3,394,798  |  
|                             |  |     
|2005 additions               |  |      | 511,610    |   |                          |   | 419,894    |  
|                             |  |      |            |   |                          |   |            |  
|BALANCE AT DECEMBER 31, 2005 |  | $    | 11,259,975 |   |                          | $ | 3,814,692  |  
|                             |  |      |            |   |                          |   |            |  



Page F-37



---

##### Index to Financial Statements

EXHIBIT INDEX

TO

2005 FORM 10-K

OF

WELLS REAL ESTATE FUND IV, L.P.

The following documents are filed as exhibits to this report. Those exhibits previously filed and incorporated herein by reference are identified below by an asterisk.
For each such asterisked exhibit, there is shown below the description of the previous filing. Exhibits which are not required for this report are omitted.



|              |     |  |                                                                                                                                                                                                                                                                                                
|------------- | --- |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|ExhibitNumber |     |  | Description of Document                                                                                                                                                                                                                                                                        
|              |    
|*4            | (a) |  | Agreement of Limited Partnership of Wells Real Estate Fund IV, L.P. (Exhibit to Form 10-K of Wells Real Estate Fund IV, L.P. for the fiscal year ended December 31, 1991, File No.
0-20103)                                                                                                    
|              |    
|*4            | (b) |  | Certificate of Limited Partnership of Wells Real Estate Fund IV, L.P. (Exhibit 4(b) to Registration Statement of Wells Real Estate Fund IV, L.P. and Wells Real Estate Fund V, L.P., File No.
33-37830)                                                                                        
|              |    
|*10           | (a) |  | Management Agreement between Wells Real Estate Fund IV, L.P. and Wells Management Company, Inc. (Exhibit to Form 10-K of Wells Real Estate Fund IV, L.P. for the fiscal year ended December 31,
1991, File No. 0-20103)                                                                        
|              |    
|*10           | (b) |  | Leasing and Tenant Coordinating Agreement between Wells Real Estate Fund IV, L.P. and Wells Management Company, Inc. (Exhibit to Form 10-K of Wells Real Estate Fund IV, L.P. for the fiscal
year ended December 31, 1991, File No. 0-20103)                                                   
|              |    
|*10           | (c) |  | Custodial Agency Agreement between Wells Real Estate Fund IV, L.P. and Citizens and Southern Trust Company (Georgia) National Association (Exhibit 10(f) to Amendment No. 3 to Registration
Statement of Wells Real Estate Fund IV, L.P. and Wells Real Estate Fund V, L.P., File No. 33-37830)
|              |    
|*10           | (d) |  | Fund III and Fund IV Associates Joint Venture Agreement dated March 27, 1991 (Exhibit 10(g) to Post-Effective Amendment No. 1 to Registration Statement of Wells Real Estate Fund IV, L.P. and
Wells Real Estate Fund V, L.P., File No. 33-37830)                                              
|              |    
|*10           | (e) |  | Agreement of Purchase and Sale dated October 31, 1990 between 675 Industrial Park, Ltd. and The Vlass-Fotos Group, Inc. (Exhibit 10(h) to Post-Effective Amendment No. 1 to Registration
Statement of Wells Real Estate Fund IV, L.P. and Wells Real Estate Fund V, L.P., File No. 33-37830)   
|              |    
|*10           | (f) |  | Lease dated January 31, 1991 between The Vlass-Fotos Group, Inc. and The Kroger Co. (Exhibit 10(i) to Post-Effective Amendment No. 1 to Registration Statement of Wells Real Estate Fund IV,
L.P. and Wells Real Estate Fund V, L.P., File No. 33-37830)                                       
|              |    
|*10           | (g) |  | Lease Agreement dated January 31, 1991 between The Vlass-Fotos Group, Inc. and The Kroger Co. (Exhibit 10(j) to Post-Effective Amendment No. 1 to Registration Statement of Wells Real Estate
Fund IV, L.P. and Wells Real Estate Fund V, L.P., File No. 33-37830)                             
|              |    
|*10           | (h) |  | First Amendment to Lease dated April 3, 1991 between The Vlass-Fotos Group, Inc. and The Kroger Co. (Exhibit 10(k) to Post-Effective Amendment No. 1 to Registration Statement of Wells
Real Estate Fund IV, L.P. and Wells Real Estate Fund V, L.P., File No. 33-37830)                       
|              |    
|*10           | (i) |  | First Amendment to Lease Agreement dated April 3, 1991 between The Vlass-Fotos Group, Inc. and The Kroger Co. (Exhibit 10(l) to Post-Effective Amendment No. 1 to Registration Statement of
Wells Real Estate Fund IV, L.P. and Wells Real Estate Fund V, L.P., File No. 33-37830)             
|              |    
|*10           | (j) |  | Development Agreement dated April 4, 1991 between Fund III and Fund IV Associates and The Vlass-Fotos Group, Inc. (Exhibit 10(m) to Post-Effective Amendment No. 1 to Registration Statement of
Wells Real Estate Fund IV, L.P. and Wells Real Estate Fund V, L.P., File No. 33-37830)         



---

##### Index to Financial Statements

|              |     |  |                                                                                                                                                                                                                                                                                                                        
|------------- | --- |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|ExhibitNumber |     |  | Description of Document                                                                                                                                                                                                                                                                                                
|              |    
|*10           | (k) |  | Fund IV and Fund V Associates Joint Venture Agreement dated April 14, 1992 (Exhibit 10(n) to Post-Effective Amendment No. 7 to Registration Statement of Wells Real Estate Fund IV, L.P. and
Wells Real Estate Fund V, L.P., File No. 33-37830)                                                                        
|              |    
|*10           | (l) |  | Agreement for the Purchase and Sale of Real Property with GL National, Inc. (Exhibit 10(o) to Post-Effective Amendment No. 7 to Registration Statement of Wells Real Estate Fund IV, L.P. and
Wells Real Estate Fund V, L.P., File No. 33-37830)                                                                       
|              |    
|*10           | (m) |  | Lease with International Business Machines Corporation (Exhibit 10(p) to Post-Effective Amendment No. 7 to Registration Statement of Wells Real Estate Fund IV, L.P. and Wells Real Estate Fund
V, L.P., File No. 33-37830)                                                                                            
|              |    
|*10           | (n) |  | Lease with ROLM Company (Exhibit 10(q) to Post-Effective Amendment No. 7 to Registration Statement of Wells Real Estate Fund IV, L.P. and Wells Real Estate Fund V, L.P., File No.
33-37830)                                                                                                                           
|              |    
|*10           | (o) |  | Construction Agreement with McDevitt & Street Company (Exhibit 10(r) to Post-Effective Amendment No. 7 to Registration Statement of Wells Real Estate Fund IV, L.P. and Wells Real Estate
Fund V, L.P., File No. 33-37830)                                                                                             
|              |    
|*10           | (p) |  | Development Agreement with ADEVCO Corporation (Exhibit 10(s) to Post-Effective Amendment No. 7 to Registration Statement of Wells Real Estate Fund IV, L.P. and Wells Real Estate Fund V, L.P.,
File No. 33-37830)                                                                                                     
|              |    
|*10           | (q) |  | Guaranty of Development Agreement by David M. Kraxberger (Exhibit 10(t) to Post-Effective Amendment No. 7 to Registration Statement of Wells Real Estate Fund IV, L.P. and Wells Real Estate
Fund V, L.P., File No. 33-37830)                                                                                          
|              |    
|*10           | (r) |  | Architect Agreement with Mayes, Sudderth & Etheredge, Inc. (Exhibit 10(u) to Post-Effective Amendment No. 7 to Registration Statement of Wells Real Estate Fund IV, L.P. and Wells Real
Estate Fund V, L.P., File No. 33-37830)                                                                                        
|              |    
|*10           | (s) |  | Architect Agreement with Peter C. Sutton, A.I.A. (Exhibit 10(v) to Post-Effective Amendment No. 7 to Registration Statement of Wells Real Estate Fund IV, L.P. and Wells Real Estate Fund V,
L.P., File No. 33-37830)                                                                                                  
|              |    
|*10           | (t) |  | First Amendment to Joint Venture Agreement of Fund III and IV Associates dated July 1, 1992 (Exhibit 10(v) to Form 10-K of Wells Real Estate Fund III, L.P. for the fiscal year ended December
31, 1992, File No. 0-18407)                                                                                             
|              |    
|*10           | (u) |  | Agreement for the Purchase and Sale of Property between Rowe Properties-Markel, L.P. and Fund III and Fund IV Associates and Addendum to Agreement for the Purchase and Sale of Property
(Exhibit 10(w) to Form 10-K of Wells Real Estate Fund III, L.P. for the fiscal year ended December 31, 1992, File No. 0-18407)
|              |    
|*10           | (v) |  | Office Lease with G.E. Lighting, Rider No. 1 to Lease, Addendum of Lease, Second Addendum of Lease, Third Amendment of Lease and Fourth Amendment to Office Lease (Exhibit 10(x) to Form 10-K
of Wells Real Estate Fund III, L.P. for the fiscal year ended December 31, 1992, File No. 0-18407)                       
|              |    
|*10           | (w) |  | First Amendment to Joint Venture Agreement of Fund IV and V Associates dated September 9, 1992 (Exhibit 10(w) to Post-Effective Amendment No. 8 to Registration Statement of Wells Real Estate
Fund IV, L.P. and Wells Real Estate Fund V, L.P., File No. 33-37830)                                                    
|              |    
|*10           | (x) |  | Option Agreement for the Purchase and Sale of Real Property (Exhibit 10(x) to Post-Effective Amendment No. 8 to Registration Statement of Wells Real Estate Fund IV, L.P. and Wells Real Estate
Fund V, L.P., File No. 33-37830)                                                                                       
|              |    
|*10           | (y) |  | First Amendment to Option Agreement for the Purchase and Sale of Real Property (Exhibit 10(y) to Post-Effective Amendment No. 8 to Registration Statement of Wells Real Estate Fund IV, L.P.
and Wells Real Estate Fund V, L.P., File No. 33-37830)                                                                    



---

##### Index to Financial Statements

|              |      |  |                                                                                                                                                                                                                                                                                                                            
|------------- | ---- |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|ExhibitNumber |      |  | Description of Document                                                                                                                                                                                                                                                                                                    
|              |     
|*10           | (z)  |  | Partial Assignment and Assumption of Option Agreement for the Purchase and Sale of Real Property (Exhibit 10(z) to Post-Effective Amendment No. 8 to Registration Statement of Wells Real
Estate Fund IV, L.P. and Wells Real Estate Fund V, L.P., File No. 33-37830)                                                      
|              |     
|*10           | (aa) |  | Lease Agreement with the Executive Committee of the Baptist Convention of the State of Georgia, d/b/a Georgia Baptist Health Care System (Exhibit 10(aa) to Post-Effective Amendment No. 8 to
Registration Statement of Wells Real Estate Fund IV, L.P. and Wells Real Estate Fund V, L.P., File No. 33-37830)             
|              |     
|*10           | (bb) |  | Construction Contract with Cecil N. Brown Co., Inc. (Exhibit 10(bb) to Post-Effective Amendment No. 8 to Registration Statement of Wells Real Estate Fund IV, L.P. and Wells Real Estate Fund
V, L.P., File No. 33-37830)                                                                                                  
|              |     
|*10           | (cc) |  | Amended and Restated Custodial Agency Agreement between Wells Real Estate Fund IV, L.P. and NationsBank of Georgia, N.A. dated April 1, 1994 (Exhibit to Form 10-K of Wells Real Estate Fund
IV, L.P. for the fiscal year ended December 31, 1994, File No. 0-20103)                                                       
|              |     
|*10           | (dd) |  | Purchase and Sale Agreement relating to the sale of Village Overlook I & II and Hannover Parkway (Exhibit 10.1 to the Form 10-Q of Wells Real Estate Fund IV, L.P. for the quarter ended
September 30, 2003, File No. 0-20103)                                                                                             
|              |     
|*10           | (ee) |  | Purchase and Sale Agreement for the sale of Stockbridge Village Shopping Center, Stockbridge Village II, Stockbridge Village III, Stockbridge Village I Expansion, and Hannover Center (Exhibit
10.1 to the Form 10-Q of Wells Real Estate Fund III, L.P. for the period ending June 30, 2004, Commission File No. 0-08407)
|              |     
|*10           | (ff) |  | Lease Agreement with Synovus Financial Corp. for a portion of the 10407 Centurion Parkway Building (Exhibit 10.1 to the Form 10-Q of Wells Real Estate Fund IV, L.P. for the quarter ended
September 30, 2004, Commission File No. 0-20103)                                                                                
|              |     
|*10           | (gg) |  | First Amendment to Lease Agreement with Synovus Financial Corp. for a portion of the 10407 Centurion Parkway Building dated May 5, 2004 (Exhibit 10.2 to the Form 10-Q of Wells Real
Estate Fund IV, L.P. for the quarter ended September 30, 2004, Commission File No. 0-20103)                                           
|              |     
|*10           | (hh) |  | Lease Agreement with Commercial Jacksonville, Inc. for a portion of the 10407 Centurion Parkway Building dated June 1, 2004 (Exhibit 10.3 to the Form 10-Q of Wells Real Estate Fund IV, L.P.
for the quarter ended September 30, 2004, Commission File No. 0-20103)                                                       
|              |     
|*10           | (ii) |  | Lease Agreement with ADP, Inc. for a portion of the 10407 Centurion Parkway Building dated March 31, 2004 (Exhibit 10.4 to the Form 10-Q of Wells Real Estate Fund IV, L.P. for the quarter
ended September 30, 2004, Commission File No. 0-20103)                                                                         
|              |     
|*10           | (jj) |  | Lease Agreement with Apex Systems, Inc. for a portion of the 4400 Cox Road Building (Exhibit 10.2 to the Form 10-Q of Wells Real Estate Fund III, L.P. for the quarter ended September 30,
2004, Commission File No. 0-18407)                                                                                              
|              |     
|*10           | (kk) |  | Lease Agreement with New York Life Insurance Company for a portion of the 4400 Cox Road Building (Exhibit 10.3 to the Form 10-Q of Wells Real Estate Fund III, L.P. for the quarter ended
September 30, 2004, Commission File No. 0-18407)                                                                                 
|              |     
|*10           | (ll) |  | Second Amendment to Lease with Apex Systems, Inc. for a portion of 4400 Cox Road Building (Exhibit 10.1 to Form 10-Q of Wells Real Estate Fund IV L P, for the quarter ended June 30, 2005,
Commission File No. 0-20103)                                                                                                   
|              |     
|*10           | (mm) |  | First Amendment to Lease with ADP, Inc. for a portion of 10407 Centurion Parkway North Building (Exhibit 10.2 to Form 10-Q of Wells Real Estate Fund IV L P, for the quarter ended June 30,
2005, Commission File No. 0-20103)                                                                                             
|              |     
|*10           | (nn) |  | Purchase and Sale Agreement for 4400 Cox Road Building (Exhibit 10.1 to the Form 10-Q of Wells Real Estate Fund III, L.P. for the quarter ended June 30, 2005, Commission File No.
0-18407)                                                                                                                                



---

##### Index to Financial Statements

|              |  |                                                                                                                               
|------------- |  | ------------------------------------------------------------------------------------------------------------------------------
|ExhibitNumber |  | Description of Document                                                                                                       
|              | 
|10(oo)        |  | Purchase and Sale Agreement for 10407 Centurion Parkway North Building and BellSouth Building                                 
|              | 
|10(pp)        |  | Letter of Termination of Purchase and Sale Agreement for 10407 Centurion Parkway North Building and BellSouth Building        
|              | 
|31.1          |  | Certification of Principal Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002                        
|              | 
|31.2          |  | Certification of Principal Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002                        
|              | 
|32.1          |  | Certification of Chief Executive Officer and Chief Financial Officer pursuant to Section 906 of the Sarbanes-Oxley Act of 2002