EXHIBIT 10.30                                                 Loan No. 734079389

                                MULTIFAMILY NOTE

US $12,240,000.00                                                       
                                                              New York, New York
                                                         As of November 30, 1995

      FOR  VALUE  RECEIVED,  the  undersigned promise  to  pay  LEHMAN  BROTHERS
HOLDINGS INC. d/b/a Lehman Capital, A Division of Lehman Brothers Holdings Inc.,
or order,  the principal sum of  Twelve Million Two  Hundred Forty  Thousand and
00/100 Dollars, with  interest on the unpaid principal  balance from the date of
this Note, until  paid, at  the rate  of 6.95 percent per  annum. Interest  only
shall be payable at 3 World Financial  Center, New York, New York 10285, or such
other  place as  the  holder hereof  may  designate in  writing, in  consecutive
monthly installments of Seventy Thousand Eight Hundred Ninety Dollars and 00/100
(US  $70,890.00) on the first day  of each month beginning  January, 1996, until
the  entire  indebtedness  evidenced  hereby is  fully  paid,  except  that  any
remaining indebtedness, if not sooner paid, shall be due and payable on December
1, 2005.

      If  any  installment under  this  Note is  not paid  when due,  the entire
principal amount  outstanding hereunder  and accrued  interest thereon shall  at
once become  due and payable,  at the option  of the holder hereof.   The holder
hereof  may  exercise  this  option  to accelerate  during  any  default by  the
undersigned regardless of any prior forbearance.  In the event of any default in
the payment of this Note, and  if the same is referred to an attorney at law for
collection or any action at law or in equity is brought with respect hereto, the
undersigned shall pay the holder hereof  all expenses and costs,  including, but
not limited to, attorney's fees.

      Prepayments shall  be applied against the outstanding principal balance of
this Note  and shall  not extend  or postpone  the due  date of  any  subsequent
monthly installments, unless the holder hereof shall agree otherwise in writing.
The holder hereof may require  that any partial prepayments be made  on the date
monthly installments are  due and be in the amount  of that part of  one or more
monthly installments which would be applicable to principal.

      From time to time, without  affecting the obligation of the undersigned or
the  successors or assigns of  the undersigned to  pay the outstanding principal
balance of  this Note  and observe the  covenants of  the undersigned  contained
herein, without  affecting the guaranty of  any person, corporation, partnership
or other entity for  payment of the outstanding principal balance of  this Note,
without  giving notice  to  or obtaining  the  consent of  the  undersigned, the
successors or assigns of the undersigned or guarantors, and without liability on
the part of  the holder hereof,  the holder  hereof may,  at the  option of  the
holder hereof, extend the time for payment of said outstanding principal balance
or any part  thereof, reduce the payments thereon,  release anyone liable on any
of said outstanding principal balance, accept a renewal of this Note, modify the
terms and  time of payment of  said outstanding principal  balance, join  in any
extension or  subordination agreement, release any  security given herefor, take
or  release  other  or additional  security,  and  agree  in  writing  with  the
undersigned to  modify the rate of  interest or period  of amortization  of this
Note or change the amount of the monthly installments payable hereunder.

      Presentment,  notice of  dishonor, and  protest are  hereby waived  by all
makers, sureties, guarantors and endorsers hereof.  This Note shall be the joint
and  several obligation of  all makers, sureties, guarantors  and endorsers, and
shall be binding upon them and their successors and assigns.

      The indebtedness evidenced by  this Note is secured by a Mortgage  or Deed
of Trust dated as of November 30, 1995, and reference is made thereto for rights
as to acceleration  of the indebtedness evidenced by  this Note. This Note shall
be governed by the law of the jurisdiction in which the  Property subject to the
Mortgage or Deed of Trust is located.

      The undersigned shall pay any installment of interest due hereunder within
ten  (10)  calendar  days after  such  installment  of  interest  is  due.   The
undersigned shall pay any  other installment due hereunder or due in  accordance
with  the terms  of the  Mortgage or  Deed of Trust  securing this  Note, within
thirty (30) calendar days of the date such installment is due.

      The monthly installment payable on January 1, 1996 shall include  interest
on the outstanding principal balance of this Note for a full month at the above-
specified  interest rate,  notwithstanding the fact  that as of the  due date of
that installment principal may not have been outstanding for a full month.

      Witness the hand(s) and seal(s) of the undersigned.


                              CONSOLIDATED CAPITAL  GROWTH  FUND,  a  California
                              limited partnership

ATTEST:                       By:   ConCap    Equities,    Inc.,    a   Delaware
                                    corporation, its general partner
                        
Secretary
                                    By:   /s/ Robert Long                       
(Corporate Seal)                          Robert Long
                                          Vice  President  and  Chief Accounting
                                          Officer


                  PAY  TO  THE  ORDER  OF  FEDERAL  HOME  LOAN
                  MORTGAGE CORPORATION WITHOUT RECOURSE.  This
                  30th day of November, 1995.

                        LEHMAN  BROTHERS  HOLDINGS  INC. d/b/a
                        Lehman Capital, A  Division of  Lehman
                        Brothers Holdings Inc.

                        By:/s/ Eileen A. Brennan      
                          Name:
                          Title: