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                                EXTENDED
                      PARTNERSHIP ADMINISTRATION AGREEMENT

     THIS  AGREEMENT  made  and  entered  into  effective  as of the  ___ day of
___________ 199_, by and between  _____________,  a(n) ________________  Limited
Partnership  (hereinafter referred to as "Partnership"),  and Cardinal Apartment
Management Group, Inc., an Ohio corporation (hereinafter referred to as "CAMG").

                              W I T N E S S E T H:

     WHEREAS, employees of CAMG have had experience in the management of affairs
of investments and limited partnerships;

     WHEREAS,  the Partnership  wishes to obtain the services of CAMG to perform
administrative  functions to furnish information and deal with Limited Partners,
and CAMG wishes to perform such services for the Partnership;

     WHEREAS,  an  affiliate  of CAMG  has  performed  the  same  administrative
services for the Partnership pursuant to a written agreement,  prior to the date
of this Agreement;

     NOW,  THEREFORE,  in  consideration  of the  premises  and  of  the  mutual
promises, covenants, obligations and agreements hereinafter set forth, and other
good and valuable  consideration,  the receipt of which is hereby  acknowledged,
the parties hereto,  intending to be and being legally bound, do hereby agree as
follows:

     1. EMPLOYMENT

     The  Partnership  hereby employs CAMG  exclusively  to provide  partnership
administrative services, furnish information, and deal with Limited Partners.

     2. TERM

     (A) The  term of this  Agreement  shall  be for a  period  of one (1)  year
commencing January 1, 1995 unless earlier terminated as provided in this Section
2.

     (B) At the  expiration  of the  initial  one year term,  it is the  express
intention of the parties hereto that this Agreement  shall  automatically  renew
itself for successive one year terms unless terminated as herein provided.

     (C) Either party may terminate this Agreement  without  liability  therefor
upon  thirty (30) days prior  written  notice to the other,  effective  upon the
expiration of the then current term.

     (D) In the event  that CAMG  shall  fail or  refuse to  perform  any of its
material  covenants,  obligations  or duties as provided in this  Agreement in a
manner  consistent  with  the  standard  of  care  customarily  employed  by the
exclusive administrator of a real estate limited partnership,  Partnership shall
have the right at any time after written notice from Partnership and the failure
by CAMG to cure such failure or refusal within thirty (30) days after receipt of
such notice, to terminate this Agreement by written notice to CAMG.

     3. DUTIES OF CAMG

     CAMG accepts the employment and agrees:


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     (a) To  perform  partnership  administration  services,  including  but not
limited to the following:  preparation  and  distribution  of reports to Limited
Partners with respect to operations,  finances, management and all other matters
affecting  their  interests;  allocation  and  distribution  of funds to Limited
Partners;  supervision,  review and  distribution of Partnership tax returns and
income  tax  computations  of  deductions  allocable  to each  Limited  Partner;
supervision,  review and filing of all real and personal ad valorem property tax
returns required to be filed by Partnership;  and  participation and supervision
of professionals involved in examination of Partnership filings.

     (b) The above  services  shall be performed  under the  supervision  of the
General Partner(s) of the Partnership.

     (c) CAMG, at its expense, shall maintain or cause to be maintained true and
accurate  original  records  reflecting the information  provided to the Limited
Partners and any other reporting entity. CAMG shall maintain a copy or microfilm
copy of all such records at 6954 Americana Parkway, Reynoldsburg, Ohio 43068, or
such other principal office as CAMG determines is necessary.

     (d) The Limited  and General  Partners,  at their  expense,  shall have the
right at all reasonable times during normal business hours to audit, examine and
make copies of or extracts  from the  records  and  reports  maintained  by CAMG
pursuant to Section 3(C).

     4. STANDARD OF CARE, LIABILITY

     (A) In the performance of its duties and obligations  under this Agreement,
CAMG shall  diligently and in good faith seek to protect the property rights and
interests of the partners in the Partnership.

     (B) CAMG shall not be liable for any error of  judgment  or for any mistake
of fact or law,  or for  anything  it may do or refrain  from  doing  hereafter,
except in cases of willful misconduct or gross negligence.

     5. COMPENSATION

     (A) As compensation  for CAMG's services as the exclusive  administrator of
the  Partnership,  the  Partnership  on or before the tenth day of each calendar
month  during the Term of the  Agreement,  shall pay to CAMG one (1%) percent of
the sum of gross rentals and other income of any nature whatsoever  collected by
or for the account of the Partnership  during the immediately  proceeding  month
from the operation of the Partnership.

     6. ASSIGNMENT

     (A) CAMG shall have the right to assign its rights and  delegate its duties
hereunder without  Partnership's  consent to another administrator of recognized
standing.  CAMG shall give Partnership  thirty (30) days written notice prior to
an assignment.

     7. GENERAL PROVISIONS

     (A)  MODIFICATIONS,  WAIVER.  No change or  modification  of this Agreement
shall be valid or binding upon the parties  hereto,  nor shall any waiver of any
term or  condition,  unless  such  change,  modification  or waiver  shall be in
writing and signed by the parties hereto.

     (B) BINDING EFFECT.  Except as otherwise  provided  herein,  this Agreement
shall  inure to the  benefit of and shall be binding  upon the  parties  hereto,
their legal representatives, transferees, successors and


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assigns.

     (C) DUPLICATE  ORIGINALS.  For the convenience of the parties  hereto,  any
number of counterparts hereof may be executed and each such counterpart shall be
deemed to be an original instrument.

     (D)  CONSTRUCTION.  This Agreement  shall be  interpreted  and construed in
accordance  with the laws of the State of Ohio,  exclusive  of conflicts of laws
provisions thereof. The titles of the sections and sub-sections herein have been
inserted as a matter of  convenience  of reference only and shall not control or
affect the meaning or construction of any of the terms or provisions herein.

     (E) ENTIRE  AGREEMENT.  This Agreement is intended by the parties hereto to
be the final  expression  of their  agreement  and is the complete and exclusive
statement of the terms thereof,  notwithstanding any representation or statement
to the contrary heretofore made.

     (F)  NOTICES.  All notices  and other  communications  required  under this
Agreement  shall be in writing and shall be (i)  transmitted by facsimile,  (ii)
sent by Federal Express or other overnight  delivery  service,  or (iii) sent by
registered or certified U.S. Mail, return receipt required,  addressed in either
case as follows:

         If intended for CAMG, to:

         Cardinal Apartment Management Group, Inc.
         6954 Americana Parkway
         Reynoldsburg, Ohio 43068
         (614) 575-5220
         ATTN:  President

         With a copy to:

         General Counsel
         Cardinal Apartment Management Group, Inc.
         6954 Americana Parkway
         Reynoldsburg, Ohio 43068
         (614) 575-5214
         FAX:  (614) 575-5240

         If intended for Partnership, to:

         __________________________________
         6954 Americana Parkway
         Reynoldsburg, Ohio 43068

or at such other address or to the  attention of such other  person,  as CAMG or
Partnership  shall  request  by written  notice  given as herein  provided.  Any
written notice or other  communication  given as herein provided shall be deemed
to have been sufficiently  given and received for all purposes  hereunder on the
date said return  receipts are signed,  provided that if either party refuses to
sign and return  receipt on the first  delivery  or after  proper  notice by the
United  States Post Office,  then the date three (3) days  following the date on
which the same is deposited,  postage  prepaid,  in the United States general or
branch post office or mailbox.




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         IN WITNESS  WHEREOF,  the parties have affixed their hands and seals on
the date first above written.


_________________________________________
a(n) __________________ limited partnership

By:
    Vice President of its General
         Partner


Cardinal Apartment Management
Group, Inc.

By:______________________________

Its:_____________________________