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                                                                   Exhibit 10.70

[INLAND(R) LOGO]

INLAND REAL ESTATE ACQUISITIONS, INC.
2901 Butterfield Road
Oak Brook, IL 60523
Phone: (630) 218-4948 Fax: 4935
www.inlandgroup.com

                                                  January 8, 2004

Weber & Company (Seller)
c/o: Venture Commercial (Broker)
Attn: Michael Geisler, Partner
8235 Douglas Ave., Suite 720
Dallas, TX 75225

Re:  HERITAGE TOWNE CROSSING
     EULESS, TX

Dear Michael:

     This letter represents this corporation's offer to purchase the Heritage
Towne Crossing Shopping Center with 73,480 net rentable square feet, situated on
approximately 7.6 acres of land, located at the Southeast corner of Glade and SH
121, Euless, TX. (See Exhibit A)

     The above property shall include all the land and buildings and common
facilities, as well as all personalty within the buildings and common areas,
supplies, landscaping equipment, and any other items presently used on the site
and belonging to owner, and all intangible rights relating to the property.

     This corporation or its nominee will consummate this transaction on the
following basis:

     1.   The total purchase price shall be $16,287,977.00 all cash, plus or
          minus prorations, WITH NO MORTGAGE CONTINGENCIES, to be paid at
          CLOSING 30 BUSINESS DAYS following the acceptance of this agreement
          (see Paragraph 10), PURCHASER HAD PAID $250,000.00. EARNEST MONEY TO
          THE TITLE CO. ON EXECUTION HEREOF.

          Purchaser shall allocate the land, building and depreciable
          improvements prior to closing.

     2.   Seller represents and warrants (TO THE BEST OF THE SELLER'S
          KNOWLEDGE), that the above referenced property is leased to the
          tenants described on Exhibit B on triple net leases covering the
          building and all of the land, parking areas, reciprocal easements and
          REA/OEA agreements (if any), for the entire terms and option periods.
          Any concessions given to any tenants that extend beyond the closing
          day shall be settled at closing by Seller giving a full cash credit to
          Purchaser for any and all of those concessions.

     3.   Seller warrants and represents (TO THE BEST OF THE SELLER'S
          KNOWLEDGE), that the property is free of violations, and the interior
          and exterior structures are in a good state of repair, free of leaks,
          structural problems, and mold, and the property is in full compliance
          with Federal, State, City and County ordinances, environmental laws
          and concerns, and no one has a lease that exceeds the lease term
          stated in said leases, nor does anyone have an option or right of
          first refusal to purchase or extend, nor is there any contemplated
          condemnation of any part of the property, nor are there any current or
          contemplated assessments.

     4.   Seller warrants and represents (TO THE BEST OF THE SELLER'S
          KNOWLEDGE), that during the term of the leases the tenants and
          guarantors are responsible for and pay all operating expenses relating
          to the property on a prorata basis, including but not limited to, real
          estate taxes, REA/OEA agreements, utilities, insurance, all common
          area maintenance, parking lot and the building, etc.

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HERITAGE TOWNE CROSSING - EULESS, TX                                      PAGE 2
JANUARY 8, 2004

          Prior to closing, Seller shall not enter into or extend any agreements
          without Purchaser's approval and any contract presently in existence
          not accepted by Purchaser shall be terminated by Seller. Any work
          presently in progress on the property shall be completed by Seller
          prior to closing.

     5.   Ten (10) days prior to closing Seller shall furnish Purchaser with
          estoppel letters acceptable to Purchaser from all tenants, guarantors,
          and parties to reciprocal and/or operating easement agreements, if
          applicable. SELLER SHALL FURNISH PURCHASER WITH SELLER'S ESTOPPEL IF
          UNABLE TO OBTAIN LETTER FROM SALON G.

     6.   Seller is responsible for payment of any LEASING BROKERAGE FEES or
          commissions which are due any leasing brokers for the existing leases
          stated above or for the renewal of same.

     7.   This offer is subject to Seller supplying to Purchaser prior to
          closing a certificate of insurance from the tenants and guarantors in
          the form and coverage acceptable to Purchaser for the closing.

     8.   Seller shall supply to Purchaser 10 days prior to closing, and Seller
          shall pay for at closing, a certificate which must be acceptable to
          Purchaser from a certified hygienist for environmental concerns that
          there is no asbestos, PCBs, or hazardous substance in the buildings
          and on the property; in other words, a Level 1 environmental audit
          (and Level 2 audit, if required).

     9.   The above sale of the real estate shall be consummated by conveyance
          of a full warranty deed from Seller to Purchaser's designee, with the
          Seller paying any city, state, or county transfer taxes for the
          closing, and Seller agrees to cooperate with Purchaser's lender, if
          any, and the money lender's escrow.

     10.  The closing shall occur through Chicago Title & Trust Company, in
          Chicago, Illinois with Nancy Castro as Escrowee, 30 business days
          following acceptance of this agreement, at which time title to the
          above property shall be marketable; i.e., free and clear of all liens,
          encroachments and encumbrances, and a TLTA owner's title policy with
          complete extended coverage and required endorsements, waiving off all
          construction, including 3.1 zoning including parking and loading
          docks, and insuring all improvements as legally conforming uses and
          not as non-conforming or conditional uses, paid by Seller, shall be
          issued, with all warranties and representations being true now and at
          closing and surviving the closing, and each party shall be paid in
          cash their respective credits, including, but not limited to, security
          deposits, rent and expenses, with a proration of real estate taxes
          based (at Purchaser's option) on the greater of 110% of the most
          recent bill or latest assessment, or the estimated assessments for
          2003 and 2004 using the Assessor's formula for these sales
          transactions, with a later reproration of taxes when the actual bills
          are received. At closing, no credit will be given to Sellers for any
          past due, unpaid or delinquent rents.

     11.  It is understood that the Seller has in its possession an appraisal of
          the property prepared by an MAI or other qualified appraiser,
          acceptable to Purchaser or Purchaser's lender, if any, and shall
          deliver copies of such appraisal to Purchaser within 10 days of the
          acceptance of this offer and shall cause the appraiser to re-certify
          an appraised amount not less than the Purchase Price and re-issue said
          appraisal to, and in the name of, Purchaser or Purchaser's lender, all
          at Seller's cost.

     12.  Neither Seller (Landlord) or any tenant and guarantor shall be in
          default on any lease or agreement at closing, nor is there any
          threatened or pending litigation.

     13.  Seller warrants and represents that he has paid all unemployment taxes
          to date.

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HERITAGE TOWNE CROSSING - EULESS, TX                                      PAGE 3
JANUARY 8, 2004

     14.  Prior to closing, Seller shall furnish to Purchaser copies of all
          guarantees and warranties which Seller received from any and all
          contractors and sub-contractors pertaining to the property. This offer
          is subject to Purchaser's satisfaction that all guarantees and
          warranties survive the closing and are assignable and transferable to
          any titleholder now and in the future.

     15.  This offer is subject to the property being 100% occupied at the time
          of closing (EXCEPT FOR EARNOUTS) with all tenants occupying their
          space, open for business, and paying full rent, including CAM, tax and
          insurance current, as shown on Exhibit B attached. In the event the
          property is less than 100% occupied, than the Purchaser and Seller
          agree there shall be an INITIAL CLOSING. The Initial Closing will be
          based on the PURCHASE PRICE/EARNOUT FORMULA which shall be EQUAL TO
          the actual BASE MINIMUM RENT, LESS the amount, if any, by which the
          pass-through amount paid by any tenant is less than 100% of such
          tenant's proportionate share; i.e.; SLIPPAGE, DIVIDED BY 8.914815%,
          WHICH IS BASED ON BASE RENT ONLY. However, it is anticipated that the
          Initial Closing will be a purchase price of $14,583,977.00, which is
          derived by using the base minimum rent of $1,298,683.00 divided by
          8.90486%.

          The Seller shall have 24 MONTHS FOLLOWING THE INITIAL CLOSING to
          receive the balance of the potential Earnout at the EARNOUT CLOSING(S)
          provided they are successful in the leasing of the vacant space and
          each tenant shall have accepted their space "as is" and takes total
          possession, has opened for business and commences full rental
          payments, including CAM, taxes and insurance on a prorata basis. It
          shall be Seller's responsibility and sole cost and expense for leasing
          out and paying all costs related to placing the tenants into their
          leasable space. Each Earnout Closing shall occur upon 10 business days
          prior written notice to Purchaser: it being expressly understood that
          the Sellers shall waive their right to the additional Earnout if the
          final Seller's notice has not been sent within 24 months after the
          Initial Closing date. SELLER SHALL BE PAID $100 PER SQUARE FOOT FOR
          ANY REMAINING VACANT SPACE AT THE END OF 24 MONTHS MINUS $15.00 PER
          SQUARE FOOT FOR TENANT IMPROVEMENTS AND $3.00 PER SQUARE FOOT FOR
          LEASING COMMISSIONS.

          It is estimated that the Earnout Closing for the earnout space will be
          equal to the base minimum rent of $153,360.00 (less Slippage, if any)
          divided by a Base Rent divider of 9.0% which equals the Earnout Price
          of $1,704,000.00

          Seller shall be responsible on a monthly basis for all CAM, tax and
          insurance on a prorata basis for the space that is part of the Earnout
          formula until such time as the Seller perfects the income for said
          space, but in no event, following 24 months following the closing.

          At the Initial Closing, Seller shall place in Purchaser's escrow, cash
          in an amount equal to $15.00 per square foot for tenant improvements
          and $3.00 per square foot for leasing commissions, times the remaining
          vacant Earnout square feet of the property. This escrow may be used by
          the Seller on a prorate basis as they continue to lease. However, with
          regards to any vacant space never leased, the balance of the tenant
          improvements and leasing commissions shall remain with Purchaser.

          Not withstanding anything to the contrary, all Earnout Closings must
          comply with all of the terms, requirements and conditions contained in
          this entire agreement, BUT PURCHASER SHALL NOT UNREASONABLY DISAPPROVE
          ANY LEASE SUBMITTED BY SELLER. PURCHASER AGREES TO ACCEPT PENDING
          LEASES FOR THE 1,700 S.F. (i)DA LAVA, INC EXPANSION AND (ii) THE 1,460
          S.F. ROLY POLY CURRENTLY BEING NEGOTIATED BY SELLER.

          Not withstanding anything to the contrary, the purchase price of
          $16,287,977.00 is the maximum purchase price.

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HERITAGE TOWNE CROSSING - EULESS, TX                                      PAGE 4
JANUARY 8, 2004

     16.  Seller shall be responsible for payment of a real estate brokerage
          commission, as per their agreement to the Venture Commercial, said
          commission shall be paid through the closing.

     17.  Fifteen (15) days prior to closing, Seller must provide the title as
          stated above and a current Urban ALTA/ACSM spotted survey in
          accordance with the minimum standard detail requirements for ALTA/ACSM
          Land Title surveys jointly established and adopted by ALTA and ACSM in
          1999 and includes all Table A optional survey responsibilities and
          acceptable to Purchaser and the title company.

     18.  Seller agrees to immediately make available and disclose all
          information that Purchaser needs to evaluate the above property,
          including all inducements, abatements, concessions or cash payments
          given to tenants, and for CAM, copies of the bills. Seller agrees to
          cooperate fully with Purchaser and Purchaser's representatives to
          facilitate Purchaser's evaluations and reports, including at least a
          one-year audit of the books and records of the property.

     This offer is, of course, predicated upon the Purchaser's review and
written approval of the existing leases, new leases, lease modifications (if
any), all tenant correspondence, REA/OEA agreements, tenants' and guarantors'
financial statements, sales figures, representations of income and expenses made
by Seller, site inspection, environmental, appraisal, etc., and at least one
year of audited operating statements on said property is required that qualify,
comply with and can be used in a public offering.

     If this offer is acceptable, please have the Seller SIGN the original of
this letter and initial each page, keeping copies for your files and returning
the original to me by JANUARY 12, 2004.

                                           Sincerely,

ACCEPTED: HERITAGE TOWNE CROSSING, L.P.    INLAND REAL ESTATE ACQUISITIONS, INC.
BY: MTC DEVELOPMENT, INC. ITS GENERAL      or nominee
    PARTNER

By:   /s/ John P. Weber
      ---------------------------------
      JOHN P. WEBER
Date: PRESIDENT
      ---------------------------------

                                           /s/ Matt Tice
                                           -------------------------------------
                                           Matt Tice

                                           /s/ G. Joseph Cosenza
                                           -------------------------------------
                                           G. Joseph Cosenza
                                           Vice Chairman