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                                 EXHIBIT 10(bb)*



         Amendment No. 7 dated June 1, 1996 to Employment Agreement
         between the Registrant and James H. Berick.







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                               AMENDMENT NO. 7 TO
                               ------------------
                              EMPLOYMENT AGREEMENT
                              --------------------



              This Amendment No. 7 to Employment Agreement made as of June 1,
1996 between REALTY ReFUND TRUST, an unincorporated association in the form of a
business trust organized under the laws of the State of Ohio having its
principal business address at 1385 Eaton Center, Cleveland, Ohio 44114 (the
"Trust") and JAMES H. BERICK ("Employee").

                                 R E C I T A L S
                                 ---------------
              The Trust and Employee entered into an Employment Agree ment dated
as of January 22, 1990. As of June 1, 1995, the Employment Agreement was amended
to extend its term to January 21, 2006 (subject to the provisions for earlier
termination contained at Section 5 of the Employment Agreement). The January 22,
1990 Employment Agreement, as amended, is herein referred to as the "Employment
Agreement".
              The parties desire to extend the term of the Employment Agreement
by re-establishing the expiration date thereof.

                               A G R E E M E N T S
                               -------------------
              NOW, THEREFORE, in consideration of the foregoing, and







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their mutual covenants and agreements herein contained, the parties hereto do
hereby agree as follows:

              1. The Trust and Employee agree to and do hereby amend the
Employment Agreement so that:

                     (a) Section 2 on page 3 of the Employment Agreement
              stating:

                     "2.  Term
                          ----

                            . . . this Agreement shall commence upon the
                            execution hereof and shall continue through
                            and including the 21st day of January, 2006."

is replaced in its entirety as though originally set forth therein with:

                     "2.  Term
                          ----
                            . . . this Agreement shall commence upon the
                            execution hereof and shall continue through
                            and including the 21st day of January, 2007."

and,


                            b)  Section 6 on page 5 of the Employment
                     Agreement stating:

                    "6. Covenant Against Competition
                        ----------------------------

                            (A) During the period commencing with the
                     date hereof and continuing until the latter of
                     the expiration of the term of this Agreement or
                     until January 21, 2006 if this Agreement shall be
                     terminated for the reasons specified in Section
                     5(a)(i) hereof .  . . ."

is replaced in its entirety as though originally set forth
therein with:







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                     "6. Covenant Against Competition
                         ----------------------------

                            (A) During the period commencing with the date
                     hereof and continuing until the latter of the expiration of
                     the term of this Agreement or until January 21, 2007 if
                     this Agreement shall be terminated for the reasons
                     specified in Section 5(A)(i) hereof . . ."

              2. Except as herein specifically amended, all of the terms and
conditions of the Employment Agreement are hereby ratified and confirmed and the
Employment Agreement is hereby incorporated to the same extent as if fully
rewritten herein.

              IN WITNESS WHEREOF, the parties hereto have caused this Amendment
No. 7 to Employment Agreement to be duly executed as of June 1, 1996.

                                           REALTY ReFUND TRUST


                                           By:  /s/ Alan M. Krause
                                              ----------------------------
                                               Alan M. Krause,
                                               Chairman


                                           And: /s/ Christine Turk
                                               ---------------------------
                                               Christine Turk,
                                               Secretary

                                                           THE TRUST




                                          /s/ James H. Berick
                                          ---------------------------------
                                           JAMES H. BERICK

                                                           EMPLOYEE