<PAGE>

                       SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549

                                    FORM 10-K

(Mark One)
[X] Annual report pursuant to Section 13 or 15(d) of the Securities Exchange Act
    of 1934 [Fee Required]

For the fiscal year ended       December 31, 2001                       or
                          --------------------------------------

[ ] Transition report pursuant to Section 13 or 15(d) of the Securities Exchange
    Act of 1934 [No Fee Required]

For the transition period from to  ___________________   To  ___________________

Commission file number   0-25731
                         -------------------------------------------------------

                         Wells Real Estate Fund XI, L.P.
--------------------------------------------------------------------------------
             (Exact name of registrant as specified in its charter)

           Georgia                                         58-2250094
---------------------------------------            -----------------------------
(State or other jurisdiction of                    (I.R.S. Employer
incorporation or organization)                     Identification Number)

6200 The Corners Parkway, Norcross, Georgia                   30092
--------------------------------------------       -----------------------------
(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 exchange on which registered
----------------------------------------    ------------------------------------
              NONE                                      NONE
----------------------------------------    ------------------------------------

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

                                  Class A Units
--------------------------------------------------------------------------------
                                (Title of Class)

                                  Class B Units
--------------------------------------------------------------------------------
                                (Title of Class)

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
     ---        ---

Aggregate market value of the voting stock held by nonaffiliates: Not Applicable
                                                                  --------------

<PAGE>

                                     PART I

ITEM 1.  BUSINESS

General

Wells Real Estate Fund XI, 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 General Partners. The
Partnership was formed on June 20, 1996 for the purpose of acquiring,
developing, owning, operating, improving, leasing, and otherwise managing income
producing commercial properties for investment purposes. Limited partners have
the right to change their prior elections to have some or all of their units
treated as Class A Units or Class B Units one time during each quarterly
accounting period. 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 partnership unit has equal voting rights, regardless of class.

On December 31, 1997, the Partnership commenced a public offering of up to
$35,000,000 of limited partnership units ($10 per unit) pursuant to a
Registration Statement on Form S-11 filed under the Securities Act of 1933. The
Partnership commenced active operations on March 3, 1998 when it received and
accepted subscriptions for 125,000 units. The offer terminated on December 30,
1998 at which time the Partnership had sold 1,302,942 Class A Units and 350,338
Class B Units, held by a total of 1,250 and 95 Class A and Class B Limited
Partners, respectively, for total Limited Partner capital contributions of
$16,532,802. As of December 31, 2001, the Partnership had paid a total of
$578,648 in acquisition and advisory fees and expenses, $2,066,600 in selling
commissions and organization and offering expenses, invested $3,357,436 in the
Fund IX-X-XI-REIT Joint Venture, invested $2,398,767 in the Fund X-XI Joint
Venture, and invested $8,131,351 in the Fund XI-XII-REIT Joint Venture.

Employees

The Company has no direct employees. The employees of Wells Capital, Inc. and
Wells Management Company, Inc. perform a full range of real estate services
including leasing and property management, accounting, asset management and
investor relations for the Company.

Insurance

Wells Management Company, Inc., an affiliate of the General Partners, carries
comprehensive liability and extended coverage with respect to all the properties
owned by the Partnership through investments in the joint ventures described in
Item 2. In the opinion of management, all such properties are adequately
insured.

Competition

The Partnership will experience competition for tenants from owners and managers
of competing projects which may include the General Partners and their
affiliates. As a result, the Partnership may be required to provide free rent,
reduced charges for tenant improvements, and other inducements, all of which may
have an adverse impact on results of operations. At the time the Partnership
elects to dispose

                                      -2-

<PAGE>

of its properties, the Partnership will also be in competition with sellers of
similar properties to locate suitable purchasers for its properties.

ITEM 2.  PROPERTIES

The Partnership owns interests in properties through the following joint
ventures between the Partnership and other affiliated limited partnerships: (i)
the Fund X-XI Joint Venture, a joint venture between the Partnership and Wells
Real Estate Fund X, L.P., (ii) the Fund IX-X-XI-REIT Joint Venture, a joint
venture among the Partnership, Wells Real Estate Fund IX, L.P., Wells Real
Estate Fund X, L.P. and Wells Operating Partnership, L.P. ("Wells OP"), a
Delaware limited partnership having Wells Real Estate Investment Trust, Inc.
("Wells REIT"), as its general partner, and (iii) the Fund XI-XII-REIT Joint
Venture, a joint venture among the Partnership, Wells Real Estate Fund XII, L.P.
and Wells OP. Wells REIT is a Maryland corporation that qualifies as a real
estate investment trust. The Partnership does not have control over the
operations of the joint ventures; however, it does exercise significant
influence. Accordingly, investments in joint ventures are recorded using the
equity method.

As of December 30, 2001, the Partnership owned interests in the following
properties through its ownership in the foregoing joint ventures: (i) a
three-story office building in Knoxville, Tennessee (the "Alstom Power-Knoxville
Building"), (ii) a two-story office building located in Boulder County, Colorado
(the "Ohmeda Building"), (iii) a three-story office building located in
Broomfield, Colorado (the "360 Interlocken Building"), (iv) a one-story office
building in Oklahoma City, Oklahoma (the "Avaya Building"), and (v) a
single-story warehouse and office building located in Ogden, Weber County, Utah
(the "Iomega Building"), all of which are owned by the Fund IX-X-XI-REIT Joint
Venture, (vi) a two-story office and manufacturing building located in Fremont,
California (the "Fairchild Building"), which is owned by Wells/Fremont
Associates (the "Fremont Joint Venture"), a joint venture between the Fund X-XI
Joint Venture and Wells OP, (vii) a one-story office and warehouse building
located in Fountain Valley, California (the "Cort Building"), which is owned by
Wells/Orange County Associates (the "Cort Joint Venture"), a joint venture
between the Fund X-XI Joint Venture and Wells OP, and (viii) a two-story
manufacturing and office building located in Fountain Inn, South Carolina (the
"EYBL Cartex Building"), (ix) a three-story office building located in Leawood,
Johnson County, Kansas (the "Sprint Building"), (x) a one-story office building
and warehouse located in Tredyffin Township, Chester County, Pennsylvania (the
"Johnson Matthey Building"), and (xi) a two-story office building located in Ft.
Myers, Lee County, Florida (the "Gartner Building"), all of which are owned by
the Fund XI-XII-REIT Joint Venture.

The following table shows lease expirations during each of the next ten years as
of December 31, 2001, for leases at all properties owned by the joint ventures
described above, assuming no exercise of renewal options or termination rights:

                                      -3-

<PAGE>

<TABLE>
<CAPTION>

                                                                    Partnership       Percentage
                    Number                                          Annualized          Share of       Percentage
    Year of           Of           Square        Annualized           Square           of Total         of Total
     Lease          Leases          Feet         Gross Base         Gross Base           Feet          Annualized
  Expiration       Expiring       Expiring        Rent (1)            Rent (1)         Expiring         Base Rent
  ----------       --------       --------       ----------         -----------       ----------       ----------
<S>                    <C>         <C>          <C>                  <C>                  <C>              <C>
     2002              5           33,610       $   558,407          $  49,369            3.5              6.0
     2003(2)           2           69,146         1,075,987            211,902            7.3             11.5
     2004(3)           1           58,424           902,946             87,947            6.2              9.7
     2005(4)           1          106,750         1,027,315             90,825           11.2             11.0
     2006              0                0                 0                  0            0.0              0.0
     2007(5)           3          283,304         3,093,891            607,890           29.9             33.2
     2008(6)           3          289,096         1,997,312            421,355           30.5             21.4
     2009(7)           1          108,250           673,000             59,500           11.4              7.2
     2010              0                0                 0                  0            0.0              0.0
     2011              0                0                 0                  0            0.0              0.0
                   --------       -------        ----------         ----------        -------          -------
                      16          948,580        $9,328,858         $1,528,788          100.0%           100.0%
                   ========       =======        ==========         ==========        =======          =======
</TABLE>

               (1)    Average monthly gross rent over the life of the lease,
                      annualized.
               (2)    Expiration 52,000 of square feet (Cort Furniture lease),
                      and 17,146 square feet (ODS Technologies lease at the 360
                      Interlocken Building).
               (3)    Expiration of Fairchild lease.
               (4)    Expiration of Ohmeda lease.
               (5)    Expiration of Alstom Power-Knoxville lease, Sprint lease,
                      and the Johnson Matthey lease.
               (6)    Expiration of Avaya lease, Gartner lease, and EYBL CarTex
                      lease.
               (7)    Expiration of Iomega lease.

The following describes the properties in which the Partnership owns an interest
as of December 31, 2001:

         Fund IX-X-XI-REIT Joint Venture

         On June 11, 1998, Fund IX and Fund X Associates ("Fund IX-X Joint
         Venture"), a joint venture between Wells Real Estate Fund IX and Wells
         Real Estate Fund X, L.P. ("Wells Fund IX-X"), a Georgia public limited
         partnership, was amended and restated to admit the Partnership, a
         Georgia public limited partnership, and Wells OP. Wells Fund IX, Wells
         Fund X, Wells OP and the Wells REIT are all affiliates of the
         Partnership and its General Partners.

         The Fund IX-X Joint Venture, which changed its name to the Fund
         IX-X-XI-REIT Joint Venture, had previously acquired and owned the
         following three properties: (i) the Alstom Power-Knoxville Building,
         (ii) the Ohmeda Building, and (iii) the 360 Interlocken Building. On
         June 24, 1998, the Fund IX-X-XI-REIT Joint Venture purchased the Avaya
         Building. On July 1, 1998, Wells Fund X contributed a single-story
         warehouse and office building with 108,250 rentable square feet `Iomega
         Building' to the Fund IX-X-XI-REIT Joint Venture, which was recorded as
         a capital contribution.

         As of December 31, 2001, the Parntership had contributed $3,357,436 and
         held an approximate 8.9% equity interest in the Fund IX-X-XI-REIT Joint
         Venture. As of December 31, 2001, Wells Fund IX had an approximate
         39.1% equity interest, Wells Fund X had an approximate 48.3% equity
         interest, and Wells OP had an approximate 3.7% equity interest in the
         Fund IX-X-XI-REIT Joint Venture.

                                      -4-

<PAGE>

         Alstom Power-Knoxville Building

         On March 20, 1997, the Fund IX-X Joint Venture began construction of
         the Alstom Power-Knoxville Building, a three-story office building
         containing approximately 84,404 rentable square feet locates on a 5.62
         acre tract of real property in Knoxville, Knox County, Tennessee. The
         land purchase and construction costs totaling $8,137,994 were funded by
         capital contributions of $4,221,973 from Wells Fund IX and $3,916,021
         from Wells Fund X.

         Alstom Power, Inc. ("Alstom Power"), successor in interest to ABB
         Environmental Systems, a subsidiary of ABB, Inc., occupied its lease
         space of 56,012 rentable square feet comprising approximately 66% of
         the building in December 1997. The initial term of the lease is 9 years
         and 11 months commencing upon occupancy. Alstom Power has the option
         under its lease to extend the initial term of the lease for two
         consecutive five year periods. The annual base rent payable during the
         initial term is $646,250 during the first five years and $728,750
         during the last four years and 11 months of the initial term. The
         annual base rent for each extended term will be at then currently
         prevailing market rental rates. In addition to the base rent, Alstom
         Power is required to pay additional rent equal to its share of
         operating expenses during the lease term.

         Commencing December 1, 1999, Alstom Power Environmental exercised its
         right of first refusal to lease an additional 23,992 square feet of
         space vacated by the Associates in September 1999, which increased
         their rentable floor area from 57,831 square feet to 81,823 square
         feet. On May 19, 2000, Alstom Power, Inc. executed the third amendment
         to its lease agreement in order to lease the remaining 2,581 square
         feet of rentable floor area on the second floor of the building.
         Accordingly, Alstom Power now occupies 100% of the building and will
         pay lease rent at the same terms and conditions of their original
         lease.

         The average effective annual rental per square foot at the Alstom
         Power-Knoxville Building was $13.83 for 2001, $14.05 for 2000, $11.82
         for 1999, $9.97 for 1998, and $8.16 for 1997, the first year of
         occupancy. The occupancy rate at year-end was 100% for 2001 and 2000,
         and 98% for 1999, 95% for 1998, and 67% for 1997.

         Ohmeda Building

         On February 13, 1998, the Fund IX-X Joint Venture acquired the Ohmeda
         Building, a two story office building with approximately 106,750
         rentable square feet . The Ohmeda Building was on a 15-acre tract of
         land located in Louisville, Boulder County, Colorado. The purchase
         price for the Ohmeda Building was $10,325,000. The Fund IX-X Joint
         Venture also incurred additional acquisition expenses in connection
         with the purchase of the Ohmeda Building, including attorneys' fees,
         recording fees, and other closing costs. As of December 31, 2001, Wells
         Fund IX had contributed $3,460,192 and Wells Fund X had contributed
         $6,900,878 towards the purchase of this building.

         The entire 106,750 rentable square feet of the Ohmeda Building is
         currently under a net lease dated February 26, 1987, as amended by
         First Amendment to Lease dated December 3, 1987, as amended by Second
         Amendment to Lease dated October 20, 1997 (the "Ohmeda Lease") with
         Ohmeda, Inc., a Delaware corporation. The lease was assigned to the
         Joint Venture at the closing. The Ohmeda Lease currently expires in
         January 2005, subject to (i) Ohmeda's right to effectuate an early
         termination of the lease under the terms and conditions described
         below, and (ii) Ohmeda's right to extend the lease for two additional
         five year periods of time at the then current market rental rates.

                                      -5-

<PAGE>

         The monthly base rental payable under the lease is $83,710 through
         January 31, 2003; $87,891 from February 1, 2003 through January 31,
         2004; and $92,250 from February 1, 2004 through January 31, 2005. Under
         the lease, Ohmeda is responsible for all utilities, taxes, insurance,
         and other operating costs with respect to the Ohmeda Building during
         the term of the lease. In addition, Ohmeda shall pay a $21,000 per year
         management fee for maintenance and administrative services of the
         Ohmeda Building. The Fund IX-X-XI-REIT Joint Venture, as landlord, is
         responsible for maintenance of the roof, exterior and structural walls,
         foundation, other structural members and floor slab, provided that the
         landlord's obligation to make repairs specifically excludes items of
         cosmetic and routine maintenance such as the painting of walls.

         The average effective annual rental per square foot at the Ohmeda
         Building was $9.62 for 2001, 2000, 1999, and 1998, the year of
         acquisition. The occupancy rate at year-end was 100% for 2001, 2000,
         1999, and 1998.

         360 Interlocken Building

         On March 20, 1998 the Fund IX-X Joint Venture acquired the 360
         Interlocken Building, a three-story multi-tenant office building
         containing approximately 51,974 rentable square feet located on a 5.1
         acre tract of land in Broomfield, Boulder County, Colorado. The
         purchase price was $8,275,000 excluding acquisition costs. The project
         was funded by capital contributions of $6,642,466 from Wells Fund IX
         and $1,674,271 from Wells Fund X.

         The 360 Interlocken Building was completed in December 1996. The first
         floor is leased to multiple tenants and contains 15,599 rentable square
         feet; the second floor is leased to ODS Technologies, L.P. and contains
         17,146 rentable square feet; and the third floor is leased to
         Transecon, Inc. and contains 19,229 rentable square feet.

         The third floor lease expires in March 2002, subject to Transecon's
         right to extend for one additional term of five years upon 180 days'
         notice. The monthly rent payable under Transecon's lease is
         approximately $24,000 for the initial term of the lease. Under the
         lease Transecon is responsible for its share of utilities, taxes,
         insurance, and other operating expenses with respect to the Interlocken
         Building. In addition, Transecon has a right of first refusal under the
         lease for any second floor space proposed to be leased by the landlord.
         The second floor lease expires in September 2003, subject to ODS's
         right to extend for one additional term of three years. The monthly
         rent payable under the ODS lease is $22,100 through January 1998;
         $22,150 through January 1999; $22,600 through January 2000; $23,100
         through January 2001; $23,550 through January 2002; $24,050 through
         January 2003, and $24,550 through September 2003. The rental payments
         under the ODS lease are secured by the assignment of a $275,000 letter
         of credit which may be drawn upon by the landlord in the event of a
         tenant default under the lease. Under the lease, ODS is responsible for
         its share of utilities, taxes, insurance, and other operating costs
         with respect to the 360 Interlocken building.

         The average effective annual rental per square foot at the 360
         Interlocken Building was $16.12 for 2001, $16.23 for 2000, $15.97 for
         1999 and 1998, the first year of occupancy. The occupancy rate at
         year-end was 100% for 2001, 2000, 1999 and 1998.

         Avaya Building

         On May 30, 1997, the Fund IX-X Joint Venture entered into a purchase
         and sale agreement with Wells Development Corporation ("Wells
         Development"), an affiliate of the General Partners, for the
         acquisition and development of the Avaya Building, a one-story office
         building containing

                                      -6-

<PAGE>

         57,186 net rentable square feet on 5.3 acres of land. On June 24, 1998,
         the Fund IX-X-XI-REIT Joint Venture purchased this property for
         $5,504,276. The purchase price was funded by capital contributions of
         $2,482,810 from the Partnership, $657,804 from Wells Fund IX, $950,392
         from Wells Fund X, and $1,421,466 from Wells OP.

         Avaya, a world-wide leader in telecommunications technology producing a
         variety of communication products, occupies the entire Avaya Building.
         The initial term of the lease is ten years commencing January 5, 1998.
         Avaya has the option to extend the initial term of the lease for two
         additional five-year periods. The annual base rent payable during the
         initial term is $508,383 during the first five years and $594,152
         during the second five years of the lease term. The annual base rent
         for each extended term will be at then currently prevailing market
         rental rates. In addition to the base rent, Avaya will be required to
         pay additional rent equal to its share of operating expenses during the
         lease term.

         The average effective annual rental per square foot at the Avaya
         Building was $10.19 for 2001, 2000, 1999, and 1998, the first year of
         occupancy. The occupancy rate at year-end was 100% for 2001, 2000, 1999
         and 1998.

         Iomega Building

         On July 1, 1998, Wells Fund X contributed the Iomega Building, a single
         story warehouse and office building with 108,250 rentable square feet,
         and was credited with making a capital contribution to the Fund
         IX-X-XI-REIT Joint Venture in the amount of $5,050,425, which
         represents the purchase price of $5,025,000 plus acquisition expenses
         of $25,425 originally paid by Wells Fund X on April 1, 1998.

         The building is 100% occupied by Iomega Corporation with a ten year
         lease term that expires on July 31, 2006. The monthly base rent payable
         under the lease is $40,000 through November 12, 1999. Beginning on the
         40th and 80th months of the lease term, the monthly base rent payable
         under the lease will be increased to reflect an amount equal to 100% of
         the increase in the Consumer Price Index (as defined in the lease)
         during the preceding 40 months, provided, however, that in no event
         shall the base rent be increased with respect to any one year by more
         than 6% or by less than 3% per annum, compounded annually, on a
         cumulative basis from the beginning of the lease term. The lease is a
         triple net lease, whereby the terms require the tenant to reimburse the
         Fund IX-X-XI-REIT Joint Venture for certain operating expenses, as
         defined in the lease, related to the building.

         On March 22, 1999, the Fund IX-X-XI-REIT Joint Venture purchased a
         four-acre tract of vacant land adjacent to the Iomega Building located
         in Ogden, Utah. The land was purchased at a cost of $212,000, excluding
         acquisition costs. The funds used to acquire the land and make
         improvements were funded out of capital contributions made by the
         Partnership to the Fund IX-X-XI-REIT Joint Venture in the amount of
         $874,625, which was the total project cost. The site was developed as
         additional parking and a loading-dock area, including 400 new parking
         stalls and new site work for truck maneuver space in accordance with
         the requirements of the tenant and the city of Ogden. The project was
         completed on July 31, 1999. Iomega Corporation has extended its lease
         term through April 30, 2009 and will pay as additional annual base rent
         $113,700 commencing May 1, 1999.

         The average effective annual rental per square foot at the Iomega
         Building was $6.22 for 2001 and 2000, $5.18 for 1999, and $4.60 for
         1998, the first year of occupancy. The occupancy rate at year-end was
         100% for 2001, 2000, 1999 and 1998.

                                      -7-

<PAGE>

         Fund X-XI Joint Venture

         On July 17, 1998 the Partnership and Wells Real Estate Fund X, L.P.
         ("Wells Fund X"), a Georgia public limited partnership, affiliated with
         the Partnership through common general partners, formed a joint venture
         known as Fund X and Fund XI Associates (the "Fund X-XI Joint Venture").
         The investment objectives of Wells Fund X are substantially identical
         to those of the Partnership. As of December 31, 2001, the Partnership
         had contributed $2,398,767 and Wells Fund X had contributed $3,296,233
         for total contributions of $5,695,000 to the Fund X-XI Joint Venture.
         At December 31, 2001, the Partnership's equity interest in the Fund
         X-XI Joint Venture was approximately 42%, and Wells Fund X's equity
         interest was approximately 58%.

         Wells/Fremont Joint Venture - Fairchild Building

         On July 15, 1998, Wells OP entered into Fremont Joint Venture with
         Wells Development Corporation ("Wells Development"), a Georgia
         Corporation. Wells Development is an affiliate of the Partnership and
         its General Partners. On July 21, 1998, the Fremont Joint Venture
         acquired the Fairchild Building, a 58,424 square-foot manufacturing and
         office building located in Fremont, California (the "Fairchild
         Building"), for a purchase price of $8,900,000 plus acquisition
         expenses of approximately $60,000.

         On July 17,1998 the Fund X-XI Joint Venture entered into an agreement
         for the purchase of Wells Development's interest in the Fremont Joint
         Venture. On October 8, 1998, the Fund X-XI Joint Venture exercised its
         rights under the Fremont Joint Venture Contract and purchased Wells
         Development's interest in the Fremont Joint Venture and became a joint
         venture partner with Wells OP in the ownership of the Fairchild
         Building. As of December 31, 2001, Wells OP had contributed $6,983,110
         and held an approximate 78% equity percentage interest in the Fremont
         Joint Venture, and Fund X-XI Joint Venture had contributed $2,000,000
         and held an approximate 22% equity percentage interest in the Fremont
         Joint Venture.

         The Fairchild Building is 100% occupied by one tenant with a seven-year
         lease term that commenced on December 1, 1997 (with an early possession
         date of October 1, 1997) and expires on November 30, 2004. The monthly
         base rent payable under the lease is $68,128 with a 3% increase on each
         anniversary of the commencement date. The lease is a triple net lease,
         whereby the terms require the tenant to reimburse the landlord for
         certain operating expenses, as defined in the lease, related to the
         building.

         The average effective annual rental per square foot at the Fairchild
         Building was $15.46 for 2001, 2000, 1999, and 1998, the first year of
         occupancy. The occupancy rate at year end was 100% for 2001, 2000, 1999
         and 1998.

         Wells/Orange County Joint Venture

         In July 1998, Wells OP entered into Cort Joint Venture with Wells
         Development Corporation. On July 31, 1998, the Cort Joint Venture
         acquired the Cort Building for a purchase price of $6,400,000 plus
         acquisition expenses of approximately $150,000.

         On July 30, 1998, the Fund X-XI Joint Venture entered into an agreement
         for the purchase of Wells Development's interest in the Cort Joint
         Venture. On September 1, 1998, the Fund X-XI Joint Venture exercised
         its rights under the Cort Joint Venture Contract and purchased Wells
         Development's interest in the Cort Joint Venture and became a joint
         venture partner with Wells OP in the ownership of the Cort Building.
         The Partnership contributed $1,398,767, the Fund X-

                                      -8-

<PAGE>

         XI Joint Venture contributed $2,296,233, and Wells OP contributed
         $2,871,430 towards the purchase of this building.

         The Cort Building is a 52,000-square-foot warehouse and office building
         located in Fountain Valley California. The building is 100% occupied by
         one tenant with a 15-year lease term that commenced on November 1, 1988
         and expires on October 31, 2003. The monthly base rent payable under
         the lease is $63,247 through April 30, 2001, at which time the monthly
         base rent will be increased 10% to $69,574 for the remainder of the
         lease term. The lease is a triple net lease, whereby the terms require
         the tenant to reimburse the Cort Joint Venture for certain operating
         expenses, as defined in the lease, related to the building.

         As of December 31, 2001, Wells OP had made total capital contributions
         of $2,871,430 and held an approximate 44% equity interest in the Cort
         Joint Venture, and the Fund X-XI Joint Venture had contributed
         $3,695,000 and held an approximate 56% equity percentage interest in
         the Cort Joint Venture.

         The average effective annual rental per square foot at the Cort
         Building was $15.30 for 2001, 2000, 1999, and 1998, the first year of
         occupancy. The occupancy rate at year end was 100% for 2001, 2000, 1999
         and 1998.

         Fund XI-XII-REIT Joint Venture

         On June 21, 1999, Fund XI-REIT Joint Venture, a joint venture between
         the Partnership and Wells OP, was amended and restated to admit the
         Wells Real Estate Fund XII L.P. ("Wells Fund XII"), a Georgia public
         limited partnership. Wells Fund XII and Wells OP are all affiliates of
         the Partnership and its general partners. The Fund XI-REIT Joint
         Venture, which changed its name to Wells Fund XI-XII-REIT Joint
         Venture, had previously acquired and owned the EYBL CarTex Building
         located in Greenville, South Carolina. As of December 31, 2001, the
         Partnership had contributed $8,131,351 for an approximate 26.2% equity
         interest in the Fund XI-XII-REIT Joint Venture, Wells Fund XII had made
         capital contributions of $5,300,000 for an approximate 17.1% equity
         interest, and Wells OP had contributed $17,585,310 for an approximate
         56.8% interest in the Fund XI-XII-REIT Joint Venture.

         EYBL CarTex Building

         On May 18, 1999, Wells Real Estate, LLC-SC I ("Wells LLC"), a Georgia
         limited liability company wholly owned by the Fund XI-XII-REIT Joint
         Venture, acquired the EYBL CarTex Building, a manufacturing and office
         building located in Fountain Inn, unincorporated Greenville County,
         South Carolina for a purchase price of $5,085,000 plus acquisition
         expenses of approximately $37,000. The purchase cost was funded by
         capital contributions of $1,530,000 from the partnership and $3,591,827
         from Wells OP.

         The EYBL CarTex Building is a manufacturing building containing
         approximately 169,510 square feet, comprised of approximately 140,580
         square feet of manufacturing space, 25,300 square feet of two-story
         office space and 3,360 square feet of cafeteria/training space. An
         addition was constructed to the EYBL CarTex Building in 1989, which
         contained approximately 64,000 square feet of warehouse space.

         The entire 169,510 rentable square feet of the EYBL CarTex Building is
         currently under an Agreement of Lease (the " EYBL CarTex lease") with
         EYBL CarTex, Inc., a South Carolina corporation ("EYBL CarTex"). The
         lease was assigned to Wells LLC at the closing. The initial

                                      -9-

<PAGE>

         term of the Lease is ten years beginning on March 1, 1998. EYBL CarTex
         has the right to extend the Lease for two additional five year periods.
         Each extension option must be exercised by giving notice to the
         landlord at least twelve months prior to the expiration date of the
         then current lease term. The annual rent payable during the first four
         years of the lease is $508,530. The annual rent payable is $550,908 for
         years five and six, $593,285 for years seven and eight, and $610,236
         for years nine and ten.

         Pursuant to a lease commission agreement dated February 12, 1998
         between the Seller and The McNamara Company, Inc., Wells LLC is
         required to pay on or before March 1 of each year an amount equal to
         $13,787 as a brokerage fee to the McNamara Company, Inc. through March
         1, 2007.

         The average effective annual rental per square foot at the EBYL CarTex
         Building was $3.31 for 2001, 2000 and 1999, the first year of
         occupancy. The occupancy rate at year-end was 100% for 2001, 2000 and
         1999.

         Sprint Building

         On July 2, 1999, the Fund XI-XII-REIT Joint Venture acquired the Sprint
         Building, a three-story office building with approximately 68,900
         rentable square feet on a 7.12-acre tract of land located in Leawood,
         Johnson County, Kansas, for a purchase price of $9,500,000 plus
         acquisition expenses of approximately $46,210. As of December 31, 2001,
         the Partnership had contributed $3,000,000, Wells Fund XII had
         contributed $1,000,000 and Wells OP had contributed $5,546,210 to the
         purchase of this property.

         The entire 68,900 rentable square feet of the Sprint Building is
         currently under a net lease agreement with Sprint Communications, Inc.
         ("Sprint") dated February 14, 1997. The seller's interest in the lease
         was assigned to the Fund XI-XII-REIT Joint Venture at the closing. The
         initial term of the lease is ten years which commenced on May 19, 1997
         and expires on May 18, 2007. Sprint has the option to extend the lease
         for two additional five-year periods of time. The monthly base rent
         payable under the lease is $83,254 through May 18, 2002 and $91,867 for
         the remainder of the lease term. The monthly base rent payable for each
         extended term of the lease will be equal to 95% of the then current
         market rate which is calculated as a full-service rental rate less
         anticipated annual operating expenses on a rentable square foot basis
         charged for space of comparable location, size, and conditions in
         comparable office buildings in the suburban south Kansas City,
         Missouri, and south Johnson County, Kansas areas.

         The lease contains a termination option which may be exercised by
         Sprint effective as of May 18, 2004, provided that Sprint has not
         exercised either expansion option, as described below. Sprint must
         provide notice to the Fund XI-XII-REIT Joint Venture of its intent to
         exercise its termination option on or before August 21, 2003. If Sprint
         exercises its termination option, it will be required to pay the Fund
         XI-XII-REIT Joint Venture a termination payment equal to $6.53 per
         square foot, or $450,199.

         Sprint also has an expansion option for an additional 20,000 square
         feet of office space, which may be exercised in two expansion phases.
         Sprint's expansion rights involve building on unfinished ground-level
         space that is currently used as covered parking within the existing
         building footprint and shell. At each exercise of an expansion option,
         the remaining lease term will be extended to be a minimum of an
         additional five years from the date of the completion of such expansion
         space.

                                      -10-

<PAGE>

         The average effective annual rental per square foot at the Sprint
         Building was $15.45 for 2001, $15.44 for 2000 and 1999, the first year
         of occupancy. The occupancy rate at year-end was 100% for 2001, 2000
         and 1999.

         Johnson Matthey Building

         On August 17, 1999, the Fund XI-XII-REIT Joint Venture acquired the
         Johnson Matthey Building, a research and development office and
         warehouse building located in Chester County, Pennsylvania for a
         purchase price of $8,000,000 plus acquisition expenses of approximately
         $60,000. The purchase of the building was funded by capital
         contributions of $3,494,727 from the Partnership, $1,500,000 from Wells
         Fund XII and $3,061,594 from Wells OP.

         The Johnson Matthey Building is a 130,000 square foot research and
         development office and warehouse building that was first constructed in
         1973 as a multi-tenant facility. It was subsequently converted into a
         single-tenant facility in 1998. The site consists of a ten-acre tract
         of land located at 434-436 Devon Park Drive in the Tredyffrin Township,
         Chester County, Pennsylvania.

         The entire 130,000 rentable square feet of the Johnson Matthey Building
         is currently leased to Johnson Matthey. The lease was assigned to the
         Fund XI-XII-REIT Joint Venture at closing. The annual base rent payable
         under the Johnson Matthey lease for the remainder of the lease term is
         as follows: year three-$789,750, year four-$809,250, year
         five-$828,750, year six-$854,750, year seven-$874,250, year
         eight-$897,000, year nine-$916,500, and year ten-$939,250. The current
         lease term expires in June 2007. Johnson Matthey has the right to
         extend the lease for two additional three-year periods.

         Johnson Matthey has a right of first refusal to purchase the Johnson
         Matthey Building in the event that the Fund XI-XII-REIT Joint Venture
         desires to sell the building to an unrelated third party. The joint
         venture must give Johnson Matthey written notice of its intent to sell
         the Johnson Matthey Building, and Johnson Matthey will have ten days
         from the date of such notice to provide written notice of its intent to
         purchase the building. If Johnson Matthey exercises its right of first
         refusal, it must purchase the Johnson Matthey Building on the same
         terms contained in the third party offer.

         The average effective annual rental per square foot at the Johnson
         Matthey Building was $6.67 for 2001, 2000 and 1999, the first year of
         occupancy. The occupancy rate at year-end was 100% for 2001, 2000 and
         1999.

         Gartner Building

         On September 20, 1999, the Fund XI-XII-REIT Joint Venture acquired the
         Gartner Building, a two-story office building with approximately 62,400
         rentable square feet on a 4.9-acre tract of land located at 12600
         Gateway Boulevard in Fort Myers, Lee County, Florida for a purchase
         price of $8,320,000 plus acquisition expenses of approximately $27,600.
         The purchase was funded by capital contributions of $106,554 by the
         Partnership, $2,800,000 by Wells Fund XII and $5,441,064 by Wells OP.

         The entire 62,400 rentable square feet of the Gartner Building is
         currently under a net lease agreement with Gartner dated July 30, 1997
         (the "Gartner Lease"). The landlord's interest in the Gartner Lease was
         assigned to the Fund XI-XII-REIT Joint Venture at the closing. The
         initial term of the Gartner Lease is ten years which commenced on
         February 1, 1998 and expires on

                                      -11-

<PAGE>

         January 31, 2008. Gartner has the right to extend the Gartner Lease for
         two additional five-year periods. The annual base rent payable for the
         remainder of the Gartner Lease term is $642,798 through January 2000,
         $790,642 through January 2001, and thereafter will increase by 2.5%
         through the remainder of the Gartner Lease.

         Gartner also has two expansion options for additional buildings under
         the Gartner Lease. The two option plans are described in the Gartner
         Lease as the "Small Option Building" and the "Large Option Building."

         The "Small Option Building" expansion option allows Gartner the ability
         to expand into a separate, free-standing facility on the property
         containing between 30,000 and 32,000 rentable square feet to be
         constructed by the Fund XI-XII-REIT Joint Venture. Gartner may exercise
         its expansion right for the "Small Option Building" by providing notice
         in writing to the Fund XI-XII-REIT Joint Venture on or before April 15,
         2002.

         The "Large Option Building" expansion option allows Gartner the ability
         to expand into a separate, free-standing facility on the property
         containing between 60,000 and 75,000 rentable square feet to be
         constructed by the Fund XI-XII-REIT Joint Venture. Gartner may exercise
         its expansion right for the "Large Option Building" by providing notice
         in writing to the Fund XI-XII-REIT Joint Venture on or before April 15,
         2002.

         The average effective annual rental per square foot at the Gartner
         Building was $13.68 for 2001, 2000 and 1999, the first year of
         occupancy. The occupancy rate at year end was 100% for 2001, 2000 and
         1999.

Because of the requirement for fiduciaries of retirement plans subject to ERISA
to determine the value of the assets of such retirement plans on an annual
basis, the General Partners are required under the Partnership Agreement to
report estimated Unit values to the Limited Partners each year in the
Partnership's annual Form 10-K. The methodology to be utilized for determining
such estimated Unit values under the Partnership Agreement is for the General
Partners to estimate the amount a Unit holder would receive if 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 reduction for
selling expenses) were distributed to the Limited Partners in liquidation of the
Partnership. Utilizing this methodology, the General Partners have estimated
Unit valuations, based upon their estimates of property values as of December
31, 2001, to be approximately $8.74 per Class A Unit and $11.52 per Class B
Unit, based upon market conditions existing in early December 2001. In
connection with these estimated valuations, the General Partners obtained an
opinion from David L. Beal Company, an independent MAI appraiser, to the effect
that such estimates of value were reasonable; however, due to the inordinate
expense involved in obtaining appraisals for all of the Partnership's
properties, no actual appraisals were obtained. Accordingly, these estimates
should not be viewed as an accurate reflection of the fair market value of the
Partnership's properties, nor do they represent the amount of net proceeds which
would result from an immediate sale of the Partnership's properties. The
valuations performed by the General Partners are estimates only, and are based a
number of assumptions which may not be accurate or complete. In addition,
property values are subject to change and could decline in the future. Further,
as set forth above, no appraisals have or will be obtained. For these reasons,
the estimated Unit valuations set forth above should not be relied upon for any
purpose other than required ERISA disclosures.

ITEM 3.  LEGAL PROCEEDINGS

There were no material pending legal proceedings or proceedings known to be
contemplated by governmental authorities involving the Partnership during 2001.

                                      -12-

<PAGE>

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

No matters were submitted to a vote of the Limited Partners during 2001.

            (THE REMAINDER OF THIS PAGE IS INTENTIONALLY LEFT BLANK)

                                      -13-

<PAGE>

                                     PART II

ITEM 5.  MARKET FOR PARTNERSHIP'S UNITS AND RELATED SECURITY HOLDER MATTERS

The offering for sale of Units in the Partnership terminated on December 30,
1998, at which time the Partnership had 1,314,906 outstanding Class A Units held
by a total of 1,250 Limited Partners and 338,374 outstanding Class B Units held
by a total of 95 Limited Partners. As of February 28, 2002, the Partnership had
1,346,256 outstanding Class A Units held by a total of 1,255 Limited Partners
and 307,024 outstanding Class B Units held by a total of 83 Limited Partners.
The capital contribution per unit is $10.00. There is no established public
trading for the Partnership's limited partnership units, and it is not
anticipated that a public trading market for the units will develop. Under the
Partnership Agreement, the General Partners have the right to prohibit transfers
of units.

Class A Limited Partners are entitled to a distribution from Net Cash From
Operations, as defined in the Partnership Agreement to mean cash flow, less
adequate cash reserves for other obligations of the Partnership for which there
is no provision, on a per Unit basis until they have received distributions in
each fiscal year of the Partnership equal to 10% of their adjusted capital
contributions. After this preference is satisfied, the General Partners will
receive an amount of Net Cash From Operations equal to 10% of the total amount
of Net Cash From Operations distributed. Thereafter, the Limited Partners
holding Class A Units will receive 90% of Net Cash From Operations and the
General Partners will receive 10%. No Net Cash From Operations will be
distributed to Limited Partners holding Class B Units. Holders of Class A Units
will, except in limited circumstances, be allocated none of the Partnership's
net loss, depreciation and amortization deductions. These deductions will be
allocated to the Class B Units, until their capital account balances have been
reduced to zero. No distributions have been made to the General Partners as of
December 31, 2001.

Cash available for distribution to the Limited Partners is distributed on a
quarterly basis unless Limited Partners elect to have their cash distributed
monthly. Cash distributions made to Class A Limited Partners during 2000 and
2001 were as follows:

<TABLE>
<CAPTION>
                                        Per Class A Unit
                                   -------------------------
       Distribution for            Total Cash     Investment   Return of    General
        Quarter Ended              Distributed      Income      Capital     Partner
    ----------------------         -----------    ----------   ---------    -------
    <S>                                 <C>            <C>         <C>         <C>
    March 31, 2000                  $300,802       $   0.23    $   0.00    $   0.00
    June 30, 2000                    310,189           0.23        0.00        0.00
    September 30, 2000               319,576           0.24        0.00        0.00
    December 31, 2000                326,954           0.24        0.00        0.00
    March 31, 2001                   326,967           0.24        0.00        0.00
    June 30, 2001                    326,752           0.24        0.00        0.00
    September 30, 2001               326,936           0.25        0.00        0.00
    December 31, 2001                328,150           0.25        0.00        0.00
</TABLE>

The fourth quarter distribution was accrued for accounting purposes in 2001, and
paid to Limited Partners in February, 2002. No cash distributions were paid to
holders of Class B Units in 2001.

                                      -14-

<PAGE>

ITEM 6.  SELECTED FINANCIAL DATA

The following sets forth a summary of the selected financial data for the fiscal
years ended December 31, 2001, 2000, 1999, and 1998:

<TABLE>
<CAPTION>
                                                           2001           2000           1999           1998
                                                      ------------   ------------   ------------   ------------
<S>                                                   <C>            <C>            <C>            <C>
    Total assets                                      $ 13,644,230   $ 14,131,924   $ 14,440,800   $ 14,844,515
    Total revenues                                         960,676        975,850        766,586        262,729
    Net income                                             870,350        895,989        630,528        143,295
    Net loss allocated to General Partners                       0              0              0           (500)
    Net income allocated to Class A Limited
       Partners                                          1,361,828      1,381,547      1,009,368        254,862
    Net loss allocated to Class B Limited
       Partners                                           (491,478)      (485,558)      (378,840)      (111,067)
    Net income per weighted average (1) Class A
       Limited Partner Unit                           $       1.01   $       1.03   $       0.77   $       0.50
    Net loss per weighted average (1) Class B
       Limited Partner Unit                                  (1.58)         (1.55)         (1.12)         (0.77)
    Cash distribution per weighted average (1)
       Class A Limited Partner Unit:
          Investment income                                   0.98           0.94           0.71           0.30
          Return of capital                                   0.00           0.00           0.00           0.00
</TABLE>

    (1)  The weighted average unit is calculated by averaging units over the
         period they are outstanding during the time units were being purchased
         by Limited Partners in the Partnership.

ITEM 7.  MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL AND CONDITIONS
         RESULTS OF OPERATION

Forward-Looking Statements

The following discussion and analysis should be read in conjunction with the
selected financial data and the accompanying financial statements of the
Partnership and notes thereto. This Report contains forward-looking statements,
within the meaning of Section 27A of the Securities Act of 1933 and 21E of the
Securities Exchange Act of 1934, including discussion and analysis of the
financial condition of the Partnership, anticipated capital expenditures
required to complete certain projects, amounts of cash distributions anticipated
to be distributed to Limited Partners in the future and certain other matters.
Readers of this Report should be aware that there are various factors that could
cause actual results to differ materially from any forward-looking statement
made in this Report, which include construction costs which may exceed
estimates, construction delays, lease-up risks, inability to obtain new tenants
upon the expiration of existing leases, and the potential need to fund tenant
improvements or other capital expenditures out of operating cash flow.

Results of Operations

Gross revenues of the Partnership were $960,676, $975,850, and $766,586 for the
twelve months ended December 31, 2001, 2000, and 1999, respectively. The
increase in revenues from 1999 to 2000 is attributable primarily to increased
earnings from the Fund IX-X-XI-REIT Joint Venture and the Fund XI-XII-REIT Joint
Venture, primarily due to the Partnership investing in four additional joint
venture properties in mid-1999 through these joint ventures. In addition,
revenues were increased at Alstom Power-Knoxville Building as it became fully
occupied in 2000 and at the Iomega Building as it finished the rentable parking
area in July 1999. Expenses of the Partnership were $90,326, $79,861, and
$136,058 for the twelve months ended December 31, 2001, 2000, and 1999,
respectively. Expenses were

                                      -15-

<PAGE>

higher in 1999, as compared to 2000 and 2001, due to the total write-off of net
capitalized organizational costs in accordance with accounting pronouncement
("SOP") 98-5, "Reporting on the Costs of Start-Up Activities." Expenses
increased in 2001, as compared to 2000, due to increased partnership
administration expenses. As a result, net income of the Partnership was $870,350
for the year ended December 31, 2001, $895,989 for the year ended December 31,
2000, and $630,528 for the year ended December 31, 2001.

The Partnership made cash distributions of investment income to Limited Partners
holding Class A Units of $0.98 per Class A Unit for the year ended December 31,
2001, $0.94 per Class A Unit for the year ended December 31, 2000, and $0.71 per
Class A Unit for the year ended December 31, 1999. The General Partners
anticipate distributions per unit to Limited Partners holding Class A Units will
continue in 2002 at a level at least comparable with 2001 cash distributions on
an annual basis. Distributions accrued for the fourth quarter of 2001 to the
Limited partners holding Class A Units were paid in February 2002. No cash
distributions were made to Limited Partners holding Class B Units.

Refer to footnotes of audited Financial Statements where a complete summary of
operations is disclosed.

Liquidity and Capital Resources

The Partnership's net cash (used in) provided by operating activities was
($128,985) in 2001, ($72,925) in 2000, and $40,906 in 1999. Net cash provided by
operating activities in 1999, as compared to net cash used in 2000 and 2001, was
attributed primarily to interest income earned on funds held by the Partnership
prior to investment in properties while the Partnership had made all its
investments by the end of 1999. Net cash used in 2001 increased, as compared to
2000, due to an increase in partnership expenses. Net cash provided by (used in)
investing activities was $1,376,673 for 2001, $1,333,337 for 2000, and
($8,300,585) in 1999. This change was primarily the result of the Partnership
investing capital proceeds in the joint ventures in 1999 and receiving a full
year of joint venture distributions in 2000 and 2001. Net cash used in financing
activities increased to $1,307,606 in 2001, from $1,205,303 in 2000, and from
$1,010,770 in 1999 due to increased distributions from the Partnership.

The Partnership expects to continue to meet its short-term liquidity
requirements and budget demands generally through net cash provided by
operations which the Partnership believes will continue to be adequate to meet
both operating requirements and distributions to limited partners. Although
there is no assurance, the General Partners anticipate that the cash
distributions to Limited Partners holding Class A Units will continue in 2002 at
a level at least comparable with 2001 cash distributions on an annual basis. At
this time, given the nature of the joint ventures and properties in which the
Partnership has invested, there are no known improvements or renovations to the
properties expected to be funded from cash flow from operations.

Since properties are acquired on an all-cash basis, the Partnership has no
permanent long-term liquidity requirements.

Inflation

Real estate has not been affected significantly by inflation in the past three
years due to the relatively low inflation rate. There are provisions in the
majority of tenant leases executed by the Partnership to protect the Partnership
from the impact of inflation. These leases contain common area maintenance
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. The Partnership would have the ability to
negotiation at higher rental rates upon the expiration of 5 leases in 2002.
These

                                      -16-

<PAGE>

provisions should reduce the Partnership's exposure to increases in costs and
operating expenses resulting from inflation.

Critical Accounting Policies

The Partnership's accounting policies have been established and conformed to in
accordance with accounting principles generally accepted 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 our 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 our financial
statements. Below is a discussion of the accounting policies that we consider to
be critical in that they may require complex judgment in their application or
require estimates about matters, which are inherently uncertain. Additional
discussion of accounting policies that we consider to be significant, including
further discussion of the critical accounting policies described below, is
presented in the notes to the Partnership's financial statements in Item 14(a).

Straight-Lined Rental Revenues

The Partnership recognizes rental income generated from all leases on real
estate assets in which the Partnership has an ownership interest, either
directly or through investments in joint ventures, on a straight-line basis over
the terms of the respective leases. If a tenant was to encounter financial
difficulties in future periods, the amount recorded as receivable may not be
realized.

Operating Cost Reimbursements

The Partnership generally bills tenants for operating cost reimbursements,
either directly or through investments in joint ventures, on a monthly basis at
amounts estimated largely based on actual prior period activity and the
respective lease terms. Such billings are generally adjusted on an annual basis
to reflect reimbursements owed to the landlord based on the actual costs
incurred during the period and the respective lease terms. Financial
difficulties encountered by tenants may result in receivables not being
realized.

Real Estate

Management continually monitors events and changes in circumstances indicating
that the carrying amounts of the real estate assets in which the Partnership has
an ownership interest, either directly or through investments in joint ventures,
may not be recoverable. When such events or changes in circumstances are
present, management assesses the potential impairment by comparing the fair
market value of the asset, estimated at an amount equal to the future
undiscounted operating cash flows expected to be generated from tenants over the
life of asset and from its eventual disposition, to the carrying value of the
asset. In the event that the carrying amount exceeds the estimated fair market
value, the Partnership would recognize an impairment loss in the amount required
to adjust the carrying amount of the asset to its estimated fair market value.
Neither the Partnership nor its joint ventures have recognized impairment losses
on real estate assets in 2001, 2000 or 1999.

                                      -17-

<PAGE>

ITEM 8.  FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA

The Financial Statements of the Registrant and supplementary data are detailed
under Item 14(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 the Partnership's accountants or other
reportable events during 2001.

            (THE REMAINDER OF THIS PAGE IS INTENTIONALLY LEFT BLANK)

                                      -18-

<PAGE>

                                    PART III

ITEM 10. GENERAL PARTNERS OF THE PARTNERSHIP

Wells Partners, L.P. The sole General Partner of Wells Partners, L.P. is Wells
Capital, Inc. The executive offices of Wells Capital, Inc. are located at 6200
The Corners Parkway, Norcross, Georgia 30092.

Leo F. Wells, III Mr. Wells is a resident of Atlanta, Georgia, is 58 years of
age and holds a Bachelor of Business Administration Degree in Economics from the
University of Georgia. Mr. Wells is the President and sole Director of Wells
Capital, Inc. He is also the President, sole Director and sole shareholder of
Wells Real Estate Investment Funds, Inc., the parent corporation of Wells
Capital, Inc. Mr. Wells is also the President of Wells & Associates, Inc., a
real estate brokerage and investment company formed in 1976 and incorporated in
1978, for which he serves as the principal broker. Mr. Wells is also the sole
Director and President of Wells Management Company, Inc., a property management
company he founded in 1983. In addition, Mr. Wells is the President and Chairman
of the Board of Wells Investment Securities, Inc., Wells & Associates, Inc., and
Wells Management Company, Inc., all of which are all affiliates of the General
Partners. From 1980 to February 1985, Mr. Wells served as Vice-President of
Hill-Johnson, Inc., a Georgia corporation engaged in the construction business.
From 1973 to 1976, he was associated with Sax Gaskin Real Estate Company, and
from 1970 to 1973, he was a real estate salesman and property manager for Roy D.
Warren & Company, an Atlanta real estate company.

The following table summarizes the compensation and fees paid to the General
Partners and their affiliates during the year ended December 31, 2001:

<TABLE>
<CAPTION>
      Name of Individual                     Capacities in Which Served              Cash
     or Number in Group                       Form of Compensation              Compensation
---------------------------------      -----------------------------------    ----------------
<S>                                     <C>                                      <C>
Wells Management Company, Inc.          Property Manager-Management and          $74,478(1)
                                        Leasing Fees
</TABLE>

    (1)  These fees are not paid directly by the Partnership, but are paid by
         the joint venture entities which own properties for which the property
         management and leasing services relate and include management and
         leasing fees. The Partnership does not own any properties directly.
         Accordingly, these fees are payable to Wells Management, Inc. by the
         joint ventures described in Item 1 and represent the Partnership's
         ownership interest in amounts attributable to the properties owned
         directly by these joint ventures for services rendered during 2001.
         Some of these fees were accrued for accounting purposes in 2001,
         however, were not paid until January 2002.

                                      -19-

<PAGE>

ITEM 11. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT

No Limited Partner is known by the Partnership to own beneficially more than 5%
of the outstanding units of the Partnership.

Set forth below is the security ownership of management as of December 31, 2001.

<TABLE>
<CAPTION>

                         Name and Address of         Amount and Nature of
Title of Class            Beneficial Owner           Beneficial Ownership          Percent of Class
----------------        -------------------       ---------------------------      ----------------
<S>                     <C>                       <C>                                <C>
Class A Units           Leo F. Wells, III         5,109.22 units (IRA, 401(k)        Less than 1%
                                                  and Profit Sharing)
</TABLE>

No arrangements exist which would, upon execution, result in a change in control
of the Partnership.

ITEM 12. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS

The compensation and fees paid or to be paid by the Partnership to the General
Partners and their affiliates in connection with the operation of the
Partnership are as follows:

Interest in Partnership Cash Flow and Net Sale Proceeds

The General Partners will 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 accounts in each fiscal year. The General Partners will also
receive a subordinated participation in net sales proceeds and net financing
proceeds equal to 20% of residual proceeds available for distribution after
Limited Partners holding Class A Units have received a return of their adjusted
capital contributions 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 contributions plus a 15% cumulative return on their
adjusted capital contributions; provided, however, that in no event shall the
General Partners receive in the aggregate in excess of 15% of net sales 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 distributions from net
cash flow from operations or net sales proceeds for the year ended December 31,
2001.

Property Management and Leasing Fees

Wells Management Company, Inc., an affiliate of the General Partners, will
receive compensation for supervising the management of the Partnership
properties equal to the lesser of (a) fees that would be paid to a comparable
outside firm or (b) 4.5% of the gross revenues generally paid over the life of
the lease plus a separate competitive fee for the one-time initial lease-up of
newly constructed properties generally paid in conjunction with the receipt of
the first month's rent. In the case of commercial properties which are leased on
a long-term (ten or more years) net lease basis, the maximum property management
fee from such leases shall be 1% of the gross revenues generally paid over the
life of the leases except for a one-time initial leasing fee of 3% of the gross
revenues on each lease payable over the first five full years of the original
lease term.

                                      -20-

<PAGE>

Wells Management Company, Inc. has received $74,478 in total cash compensation
for services rendered during the year ended December 31, 2001.

Real Estate Commissions

In connection with the sale of Partnership 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. During 2001, no real estate
commissions were paid to the General Partners or their affiliates.

            (THE REMAINDER OF THIS PAGE IS INTENTIONALLY LEFT BLANK.)

                                      -21-

<PAGE>

                                     PART IV

ITEM 13. EXHIBITS, FINANCIAL STATEMENT SCHEDULES, AND REPORTS ON FORM 8-K

(a)1.    The financial statements are contained on pages F-2 through F-28 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.

(a)2.    The Exhibits filed in response to Item 601 of Regulation S-K are listed
         on the Exhibit Index attached hereto.

(b)      No reports on Form 8-K were filed with the Commission during the fourth
         quarter of 2001.

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

(d)      See (a) 2 above.

            (THE REMAINDER OF THIS PAGE IS INTENTIONALLY LEFT BLANK)

                                      -22-

<PAGE>

                                   SIGNATURES

Pursuant to the requirements of Sections 13 or 15(d) of the Securities Exchange
Act of 1934, the Registrant has duly caused this report to be signed on its
behalf by the undersigned, thereunto duly authorized this 21st day of March
2002.

                                       Wells Real Estate Fund XI, L.P.
                                       (Registrant)


                                       By: /s/ LEO F. WELLS, III
                                           -------------------------------------
                                           Leo F. Wells, III
                                           Individual General Partner and as
                                           President and Chief Financial Officer
                                           of Wells Capital, Inc., the Corporate
                                           General Partner


Pursuant to the requirements of the Securities Exchange Act of 1934, this report
has been signed below by the following person on behalf of the registrant and in
the capacity as and on the date indicated.

Signature                     Title                                   Date
------------------------      ------------------------------      --------------

/s/ LEO F. WELLS, III
------------------------
Leo F. Wells, III             Individual General Partner,         March 21, 2002
                              President and Sole Director of
                              Wells Capital, Inc., the Corporate
                              General Partner

SUPPLEMENTAL INFORMATION TO BE FURNISHED WITH REPORTS FILED PURSUANT TO SECTION
15(d) OF THE ACT BY REGISTRARS WHICH HAVE NOT BEEN REGISTERED PURSUANT TO
SECTION 12 OF THE ACT.

No annual report or proxy material relating to an annual or other meeting of
security holders has been sent to security holders.

                                      -23-

<PAGE>

                          INDEX TO FINANCIAL STATEMENTS

                Financial Statements                                        Page
-------------------------------------------------------------------------   ----
Independent Auditors' Report                                                 F-2

Balance Sheets as of December 31, 2001 and 2000                              F-3

Statements of Income for the Years Ended December 31, 2001, 2000 and 1999    F-4

Statements of Partners' Capital for the Years Ended December 31, 2001,
2000 and 1999                                                                F-5

Statements of Cash Flows for the Years Ended December 31, 2001, 2000
and 1999                                                                     F-6

Notes to Financial Statements for December 31, 2001, 2000 and 1999           F-7

                                      F-1

<PAGE>

REPORT OF INDEPENDENT PUBLIC ACCOUNTANTS


To Wells Real Estate Fund XI, L.P.:


We have audited the accompanying balance sheets of WELLS REAL ESTATE FUND XI,
L.P. (a Georgia public limited partnership) as of December 31, 2001 and 2000 and
the related statements of income, partners' capital, and cash flows for each of
the three years in the period ended December 31, 2001. 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 auditing standards generally accepted
in the 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. An audit includes examining, on a test basis, evidence
supporting the amounts and disclosures in the financial statements. An audit
also includes assessing the accounting principles used and significant estimates
made by management, as well as 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 XI, L.P.
as of December 31, 2001 and 2000 and the results of its operations and its cash
flows for each of the three years in the period ended December 31, 2001 in
conformity with accounting principles generally accepted in the United States.


ARTHUR ANDERSEN LLP


Atlanta, Georgia
January 25, 2002

                                      F-2

<PAGE>

                         WELLS REAL ESTATE FUND XI, L.P.

                     (A Georgia Public Limited Partnership)

                                 BALANCE SHEETS

                           DECEMBER 31, 2001 AND 2000

<TABLE>
<CAPTION>
                                     ASSETS
                                                                                      2001           2000
                                                                                 ------------    ------------
<S>                                                                              <C>             <C>
INVESTMENT IN JOINT VENTURES                                                     $ 13,276,778    $ 13,698,627

CASH AND CASH EQUIVALENTS                                                              17,542          77,460

DUE FROM AFFILIATES                                                                   348,632         343,825

ACCOUNTS RECEIVABLE                                                                     1,278          12,012
                                                                                 ------------    ------------
              Total Assets                                                       $ 13,644,230    $ 14,131,924
                                                                                 ============    ============
                       LIABILITIES AND PARTNERS' CAPITAL

LIABILITIES:
    Due to affiliate                                                             $     15,000    $     65,000
    Partnership distributions payable                                                 328,151         326,952
    Accounts payable                                                                        0             438
                                                                                 ------------    ------------
              Total liabilities                                                       343,151         392,390
                                                                                 ------------    ------------
COMMITMENTS AND CONTINGENCIES (Note 7)

PARTNERS' CAPITAL:
    Limited partners:
       Class A--1,346,256 units and 1,341,356 units as of December 31, 2001
           and 2000, respectively                                                  12,070,817      11,993,987
       Class B--307,024 units and 311,924 units as of December 31, 2001 and
           2000, respectively                                                       1,230,262       1,745,547
                                                                                 ------------    ------------
              Total partners' capital                                              13,301,079      13,739,534
                                                                                 ------------    ------------
              Total liabilities and partners' capital                            $ 13,644,230    $ 14,131,924
                                                                                 ============    ============
</TABLE>

      The accompanying notes are an integral part of these balance sheets.

                                       F-3

<PAGE>

                         WELLS REAL ESTATE FUND XI, L.P.

                     (A Georgia Public Limited Partnership)

                              STATEMENTS OF INCOME

              FOR THE YEARS ENDED DECEMBER 31, 2001, 2000, AND 1999

<TABLE>
<CAPTION>
                                                  2001             2000          1999
                                               -----------    -----------    -----------
<S>                                            <C>            <C>            <C>
REVENUES:
  Equity in income of joint ventures           $   959,631    $   967,900    $   607,579
  Interest income                                    1,045          7,950        159,007
                                               -----------    -----------    -----------
                                                   960,676        975,850        766,586
                                               -----------    -----------    -----------
EXPENSES:
  Partnership administration                        61,341         48,135         57,557
  Legal and accounting                              16,193         19,854         45,055
  Amortization of organizational costs                   0              0         25,000
  Computer costs                                    12,792         11,872          8,446
                                               -----------    -----------    -----------
                                                    90,326         79,861        136,058
                                               -----------    -----------    -----------
NET INCOME                                     $   870,350    $   895,989    $   630,528
                                               ===========    ===========    ===========
NET INCOME ALLOCATED TO CLASS A LIMITED
  PARTNERS                                     $ 1,361,828    $ 1,381,547    $ 1,009,368
                                               ===========    ===========    ===========
NET LOSS ALLOCATED TO CLASS B LIMITED
  PARTNERS                                     $  (491,478)   $  (485,558)   $  (378,840)
                                               ===========    ===========    ===========
NET INCOME PER WEIGHTED AVERAGE CLASS A
  LIMITED PARTNER UNIT                         $      1.01    $      1.03    $      0.77
                                               ===========    ===========    ===========
NET LOSS PER WEIGHTED AVERAGE CLASS B
  LIMITED PARTNER UNIT                         $     (1.58)   $     (1.55)   $     (1.12)
                                               ===========    ===========    ===========
DISTRIBUTION PER WEIGHTED AVERAGE CLASS A
  LIMITED PARTNER UNIT                         $      0.98    $      0.94    $      0.71
                                               ===========    ===========    ===========
</TABLE>

        The accompanying notes are an integral part of these statements.

                                      F-4

<PAGE>

                         WELLS REAL ESTATE FUND XI, L.P.

                     (A Georgia Public Limited Partnership)

                         STATEMENTS OF PARTNERS' CAPITAL

              FOR THE YEARS ENDED DECEMBER 31, 2001, 2000, AND 1999

<TABLE>
<CAPTION>
                                                                Limited Partners
                                              ---------------------------------------------------
                                                      Class A                    Class B                           Total
                                              -------------------------    ----------------------   General       Partners'
                                Original        Units         Amount        Units       Amount      Partner       Capital
                                --------      ---------    ------------    -------   ------------   -------    ------------
<S>                             <C>           <C>          <C>             <C>       <C>            <C>        <C>
BALANCE, December 31, 1998      $    100      1,302,942    $ 11,439,315    350,338   $  2,961,011   $     0    $ 14,400,426

 Net income (loss)                     0              0       1,009,368          0       (378,840)        0         630,528
 Partnership distributions             0              0        (930,791)         0              0         0        (930,791)
 Class B conversions                   0         33,964         287,048    (33,964)      (287,048)        0               0
 Return of capital                  (100)             0               0          0              0         0            (100)
                                --------      ---------    ------------    -------   ------------   -------    ------------
BALANCE, December 31, 1999             0      1,336,906      11,804,940    316,374      2,295,123         0      14,100,063

 Net income (loss)                     0              0       1,381,547          0       (485,558)        0         895,989
 Partnership distributions             0              0      (1,256,518)         0              0         0      (1,256,518)
 Class B conversions                   0          4,450          64,018     (4,450)       (64,018)        0               0
                                --------      ---------    ------------    -------   ------------   -------    ------------
BALANCE, December 31, 2000             0      1,341,356      11,993,987    311,924      1,745,547         0      13,739,534

 Net income (loss)                     0              0       1,361,828          0       (491,478)        0         870,350
 Partnership distributions             0              0      (1,308,805)         0              0         0      (1,308,805)
 Class B conversions                   0          4,900          23,807     (4,900)       (23,807)        0               0
                                --------      ---------    ------------    -------   ------------   -------    ------------
BALANCE, December 31, 2001      $      0      1,346,256    $ 12,070,817    307,024   $  1,230,262   $     0    $ 13,301,079
                                ========      =========    ============    =======   ============   =======    ============
</TABLE>

        The accompanying notes are an integral part of these statements.

                                      F-5

<PAGE>

                         WELLS REAL ESTATE FUND XI, L.P.

                     (A Georgia Public Limited Partnership)

                            STATEMENTS OF CASH FLOWS

              FOR THE YEARS ENDED DECEMBER 31, 2001, 2000, AND 1999

<TABLE>
<CAPTION>
                                                                      2001            2000          1999
                                                                  -----------    -----------    -----------
CASH FLOWS FROM OPERATING ACTIVITIES
<S>                                                               <C>            <C>            <C>
 Net income                                                       $   870,350    $   895,989    $   630,528
                                                                  -----------    -----------    -----------
 Adjustments to reconcile net income to net cash (used in)
  provided by operating activities:
   Equity in income of joint venture                                 (959,631)      (967,900)      (607,579)
   Amortization of organizational costs                                     0              0         25,000
   Changes in assets and liabilities:
     Accounts receivable                                               10,734         (1,452)        16,430
     Accounts payable                                                    (438)           438              0
     Due to affiliates                                                (50,000)             0        (23,473)
                                                                  -----------    -----------    -----------
      Total adjustments                                              (999,335)      (968,914)      (589,622)
                                                                  -----------    -----------    -----------
      Net cash (used in) provided by operating
       activities                                                    (128,985)       (72,925)        40,906
                                                                  -----------    -----------    -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
 Investment in joint venture                                                0              0     (9,005,979)
 Distributions received from joint ventures                         1,376,673      1,333,337        705,394
                                                                  -----------    -----------    -----------
      Net cash provided by (used in) investing
       activities                                                   1,376,673      1,333,337     (8,300,585)
                                                                  -----------    -----------    -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
 Sales commissions and discounts paid                                       0              0       (214,609)
 Distributions to partners in excess of accumulated earnings                0              0        (10,816)
 Distributions to partners from accumulated earnings               (1,307,606)    (1,205,303)      (785,245)
 Return of capital                                                          0              0           (100)
                                                                  -----------    -----------    -----------
      Net cash used in financing activities                        (1,307,606)    (1,205,303)    (1,010,770)
                                                                  -----------    -----------    -----------
NET (DECREASE) INCREASE IN CASH AND CASH EQUIVALENTS                  (59,918)        55,109     (9,270,449)

CASH AND CASH EQUIVALENTS, beginning of year                           77,460         22,351      9,292,800
                                                                  -----------    -----------    -----------
CASH AND CASH EQUIVALENTS, end of year                            $    17,542    $    77,460    $    22,351
                                                                  ===========    ===========    ===========
SUPPLEMENTAL DISCLOSURE OF NONCASH ACTIVITIES:

 Deferred project costs contributed to joint ventures             $         0    $         0    $   375,246
                                                                  ===========    ===========    ===========
</TABLE>

        The accompanying notes are an integral part of these statements.

                                      F-6

<PAGE>

                         WELLS REAL ESTATE FUND XI, L.P.

                     (A Georgia Public Limited Partnership)

                          NOTES TO FINANCIAL STATEMENTS

                        DECEMBER 31, 2001, 2000, AND 1999

1.  SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

    Organization and Business

    Wells Real Estate Fund XI, L.P. (the "Partnership") is a public limited
    partnership organized on June 20, 1996 under the laws of the state of
    Georgia. The general partners are Leo F. Wells, III and Wells Partners, L.P.
    ("Wells Partners"), a Georgia nonpublic limited partnership. The Partnership
    has two classes of limited partnership units. Upon subscription for units,
    each limited partner must elect whether to have his or her units treated as
    Class A units or Class B units. Thereafter, limited partners have the right
    to change their prior elections to have some or all of their units treated
    as Class A units or Class B units one time during each quarterly accounting
    period. 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, (c) elect or
    remove a general partner, (d) dissolve the Partnership, and (e) approve a
    sale of all or substantially all of the Partnership's assets, subject to
    certain limitations. A majority vote on any of the described matters will
    bind the Partnership without concurrence of the general partners. Each
    limited partnership unit has equal voting rights, regardless of class. The
    Partnership commenced operations as of March 3, 1998.

    The Partnership was formed to acquire and operate commercial real estate
    properties, including properties which are either to be developed, are
    currently under development or construction, are newly constructed, or have
    operating histories. The Partnership owns an interest in several properties
    through a joint venture between the Partnership, Wells Real Estate Fund IX,
    L.P. ("Fund IX"), Wells Real Estate Fund X, L.P. ("Fund X"), and Wells
    Operating Partnership, L.P. (the "Operating Partnership"), a Delaware
    limited partnership having Wells Real Estate Investment Trust, Inc. ("Wells
    REIT"), a Maryland corporation, as its general partner, which is referred to
    as "Fund IX, X, XI, and REIT Joint Venture." The Partnership also owns
    interests in two properties through a joint venture between the Partnership
    and Fund X, referred to as "Fund X and XI Associates." In addition, the
    Partnership owns an interest in several properties through a joint venture
    between the Partnership, Wells Real Estate Fund XII, L.P. ("Wells Fund XII")
    and the Operating Partnership, which is referred to as Fund XI, XII, and
    REIT Joint Venture.

    Through its investment in Fund IX, X, XI, and REIT Joint Venture, the
    Partnership owns interests in the following properties: (i) a three-story
    office building in Knoxville, Tennessee (the "Alstom Power Building"), (ii)
    a two-story office building in Louisville, Colorado (the "Ohmeda Building"),
    (iii) a three-story office building in Broomfield, Colorado (the "360
    Interlocken Building"), (iv) a one-story office and warehouse building in
    Ogden, Utah (the "Iomega Building"), and (v) a one-story office building in
    Oklahoma City, Oklahoma (the "Avaya Building," formerly the "Lucent
    Technologies Building").

    The following properties are owned by Fund X and XI Associates through
    investments in two joint ventures with the Operating Partnership: (i) a
    one-story office and warehouse building in Fountain Valley, California (the
    "Cort Building"), and (ii) a two-story manufacturing and office building in
    Fremont, California (the "Fairchild Building").

    Through its investment in Fund XI, XII, and REIT Joint Venture, the
    Partnership owns interests in the following properties: (i) a two-story
    manufacturing and office building in Fountain Inn, South Carolina (the

                                      F-7

<PAGE>

    "EYBL CarTexBuilding"), (ii) a three-story office building in Leawood,
    Kansas (the "Sprint Building"), (iii) an office and warehouse building in
    Chester County, Pennsylvania (the "Johnson Matthey Building"), and (iv) a
    two-story office building in Fort Myers, Florida (the "Gartner Building").

    Use of Estimates and Factors Affecting the Partnership

    The preparation of financial statements in conformity with accounting
    principles generally accepted in the United States requires management to
    make estimates and assumptions that affect the reported amounts of assets
    and liabilities and disclosure of contingent assets and liabilities at the
    date of the financial statements and the reported amounts of revenues and
    expenses during the reporting period. Actual results could differ from those
    estimates.

    The carrying values of real estate are based on management's current intent
    to hold the real estate assets as long-term investments. The success of the
    Partnership's future operations and the ability to realize the investment in
    its assets will be dependent on the Partnership's ability to maintain rental
    rates, occupancy, and an appropriate level of operating expenses in future
    years. Management believes that the steps it is taking will enable the
    Partnership to realize its investment in its assets.

    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.

    Distributions of Net Cash From Operations

    Cash available for distribution, as defined by the partnership agreement,
    will be distributed to the limited partners on a quarterly basis. In
    accordance with the partnership agreement, distributions are paid first to
    limited partners holding Class A units until they have received a 10% per
    annum return on their net capital contributions, as defined. Then, such
    distributions are paid to the general partners until they have received 10%
    of the total amount distributed thus far. Any remaining cash available for
    distribution is split 90% to the limited partners holding Class A units and
    10% to the general partners. No such distributions will be made to the
    limited partners holding Class B units.

    Distribution of Sales Proceeds

    Upon sales of properties, the net sales proceeds will be distributed in the
    following order:

         .     To limited partners holding units which at any time have been
               treated as Class B units until they receive an amount necessary
               to equal the net cash available for distribution received by the
               limited partners holding Class A units

         .     To limited partners on a per unit basis until each limited
               partner has received 100% of their net capital contributions, as
               defined

         .     To all limited partners on a per unit basis until they receive a
               cumulative 10% per annum return on their net capital
               contributions, as defined

         .     To limited partners on a per unit basis until they receive an
               amount equal to their preferential limited partner return
               (defined as the sum of a 10% per annum cumulative return on net
               capital contributions for all periods during which the units were
               treated as Class A units and a 15% per annum cumulative return on
               net capital contributions for all periods during which the units
               were treated as Class B units)

         .     To the general partners until they have received 100% of their
               capital contributions, as defined

                                      F-8

<PAGE>

         .     Then, if limited partners have received any excess limited
               partner distributions (defined as distributions to limited
               partners over the life of their investment in the Partnership in
               excess of their net capital contributions, as defined, plus their
               preferential limited partner return), to the general partners
               until they have received distributions equal to 20% of the sum of
               any such excess limited partner distributions plus distributions
               made to the general partners pursuant to this provision

         .     Thereafter, 80% to the limited partners on a per unit basis and
               20% to the general partners

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

    Net income is defined as net income recognized by the Partnership, excluding
    deductions for depreciation and amortization. Net income, as defined, of the
    Partnership will be allocated each year in the same proportion that net cash
    from operations is distributed to the 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 holding Class A units 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/her 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 the qualified income offset
    provisions of 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 limited partners holding Class B
    units in amounts equal to the 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.

    Investment in Joint Ventures

         Basis of Presentation

         The Partnership does not have control over the operations of the joint
         ventures; however, it does exercise significant influence. Accordingly,
         the Partnership's investments in joint ventures are recorded using the
         equity method of accounting.

         Real Estate Assets

         Real estate assets held by the joint ventures are stated at cost less
         accumulated depreciation. Major improvements and betterments are
         capitalized when they extend the useful life of the related asset. All
         repair and maintenance expenditures are expensed as incurred.

         Management continually monitors events and changes in circumstances
         which could indicate that carrying amounts of real estate assets may
         not be recoverable. When events or changes in circumstances are present
         which indicate that the carrying amounts of real estate assets may not
         be recoverable, management assesses the recoverability of real estate
         assets by determining whether the carrying value of such real estate
         assets will be recovered through the future cash flows expected from
         the use of the asset and its eventual disposition. Management has
         determined that there has been no impairment in the carrying value of
         real estate assets held by the joint ventures as of December 31, 2001
         or 2000.

                                      F-9

<PAGE>

         Depreciation for building and improvements is calculated using the
         straight-line method over 25 years. Tenant improvements are amortized
         over the life of the related lease or the life of the asset, whichever
         is shorter.

         Revenue Recognition

         All leases on real estate assets held by the joint ventures are
         classified as operating leases, and the related rental income is
         recognized on a straight-line basis over the terms of the respective
         leases. Deferred lease acquisition costs are included in prepaid
         expenses and other assets, net, in the balance sheets presented in Note
         2.

         Partners' Distributions and Allocations of Profit and Loss

         Cash available for distribution and allocations of profit and loss to
         the Partnership by the joint ventures are made in accordance with the
         terms of the individual joint venture agreement. Generally, these items
         are allocated in proportion to the partners' respective ownership
         interests. Cash is paid from the joint ventures to the Partnership on a
         quarterly basis.

         Deferred Lease Acquisition Costs

         Costs incurred to procure operating leases are capitalized and
         amortized on a straight-line basis over the terms of the related
         leases. Deferred lease acquisition costs are included in prepaid
         expenses and other assets, net, in the balance sheets presented in Note
         2.

    Cash and Cash Equivalents

    For the purposes of the statements of cash flows, the Partnership 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
    approximate fair value, and consist of investments in money market accounts.

    Per Unit Data

    Net income (loss) per unit with respect to the Partnership for the years
    ended December 31, 2001, 2000, and 1999 is computed based on the weighted
    average number of units outstanding during the period.

    Reclassifications

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


2.  RELATED-PARTY TRANSACTIONS

    Due from affiliates at December 31, 2001 and 2000 represents the
    Partnership's share of cash to be distributed from its joint venture
    investments for the fourth quarter of 2001 and 2000 as follows:

                                                            2001        2000
                                                         --------    --------
         Fund IX, X, XI, and REIT Joint Venture          $ 85,927    $ 89,332
         Fund X and XI Associates                          64,634      62,940
         Fund XI, XII, and REIT Joint Venture             198,071     191,553
                                                         --------    --------
                                                         $348,632    $343,825
                                                         ========    ========

                                      F-10

<PAGE>

    The Partnership entered into a property management and leasing agreement
    with Wells Management Company, Inc. ("Wells Management"), an affiliate of
    the general partners. In consideration for supervising the management and
    leasing of the Partnership's properties, the Partnership will pay Wells
    Management management and leasing fees equal to the lesser of (a) fees that
    would be paid to a comparable outside firm or (b) 4.5% of the gross revenues
    generally paid over the life of the lease plus a separate competitive fee
    for the one-time initial lease-up of newly constructed properties generally
    paid in conjunction with the receipt of the first month's rent. In the case
    of commercial properties which are leased on a long-term net basis (ten or
    more years), the maximum property management fee from such leases shall be
    1% of the gross revenues generally paid over the life of the leases except
    for a one-time initial leasing fee of 3% of the gross revenues on each lease
    payable over the first five full years of the original lease term.

    The Partnership incurred management and leasing fees and lease acquisition
    costs, at the joint venture level, of $74,478, $75,700, and $45,039 for the
    years ended December 31, 2001, 2000, and 1999, respectively.

    Wells Capital, Inc. (the "Company"), general partner of Wells Partners,
    performs certain administrative services for the Partnership, such as
    accounting and other partnership administration, and incurs the related
    expenses. Such expenses are allocated among the various Wells Real Estate
    Funds based on time spent on each fund by individual administrative
    personnel. In the opinion of management, such allocation is a reasonable
    estimation of such expenses.

    The general partners are also general partners in other Wells Real Estate
    Funds. As such, there may exist conflicts of interest where the general
    partners in the capacity as general partners for other Wells Real Estate
    Funds may be in competition with the Partnership for tenants in similar
    geographic markets.

3.  INVESTMENT IN JOINT VENTURES

    The Partnership's investment and percentage ownership in joint ventures at
    December 31, 2001 and 2000 are summarized as follows:

<TABLE>
<CAPTION>
                                                        2001                  2000
                                               --------------------   ---------------------
                                                 Amount     Percent      Amount     Percent
                                               -----------  -------   -----------   -------
<S>                                            <C>             <C>    <C>             <C>
    Fund IX, X, XI, and REIT Joint Venture     $ 3,073,671     9%     $ 3,191,093     9%
    Fund X and XI Associates                     2,285,461    42        2,359,273    42
    Fund XI, XII, and REIT Joint Venture         7,917,646    26        8,148,261    26
                                               -----------            -----------
                                               $13,276,778            $13,698,627
                                               ===========            ===========
</TABLE>

    The following is a roll forward of the Partnership's investment in joint
    ventures for the years ended December 31, 2001 and 2000:

<TABLE>
<CAPTION>
                                                                              2001              2000
                                                                          -----------       -----------
<S>                                                                       <C>               <C>
        Investment in joint ventures, beginning of year                   $13,698,627       $14,093,790
          Equity in income of joint ventures                                  959,631           967,900
          Distributions from joint ventures                                (1,381,480)       (1,363,063)
                                                                          -----------       -----------
        Investment in joint ventures, end of year                         $13,276,778       $13,698,627
                                                                          ===========       ===========
</TABLE>

    FUND IX, X, XI, AND REIT JOINT VENTURE

    On March 20, 1997, Wells Fund IX and Wells Fund X entered into a joint
    venture agreement. The joint venture, Fund IX and X Associates, was formed
    to acquire, develop, operate, and sell real properties. On March 20, 1997,
    Wells Fund IX contributed a 5.62-acre tract of real property in Knoxville,
    Tennessee, and improvements thereon, known as the Alstom Power Building, to
    the Fund IX and X Associates joint

                                      F-11

<PAGE>

    venture. An 84,404-square foot, three-story building was constructed and
    commenced operations at the end of 1997.

    On February 13, 1998, the joint venture purchased a two-story office
    building, known as the Ohmeda Building, in Louisville, Colorado. On March
    20, 1998, the joint venture purchased a three-story office building, known
    as the 360 Interlocken Building, in Broomfield, Colorado. On April 1, 1998,
    Wells Fund X purchased a one-story office and warehouse building, known as
    the Iomega Building, in Ogden, Utah. On June 11, 1998, Fund IX and X
    Associates was amended and restated to admit the Partnership and the
    Operating Partnership. The joint venture was renamed Fund IX, X, XI, and
    REIT Joint Venture. On June 24, 1998, the new joint venture purchased a
    one-story office building, known as the Avaya Building, in Oklahoma City,
    Oklahoma. On July 1, 1998, Wells Fund X contributed the Iomega Building to
    Fund IX, X, XI, and REIT Joint Venture.

    During 1999, the Partnership and Wells Fund IX made additional capital
    contributions to the Fund IX, X, XI, and REIT Joint Venture; during 2000,
    Wells Fund IX and Wells Fund X made additional capital contributions to the
    Fund IX, X, XI, and REIT Joint Venture. Ownership interests were recomputed
    accordingly.

    Following are the financial statements for the Fund IX, X, XI, and REIT
    Joint Venture:

                   The Fund IX, X, XI, and REIT Joint Venture
                            (A Georgia Joint Venture)
                                 Balance Sheets
                           December 31, 2001 and 2000

<TABLE>
<CAPTION>
                                     Assets

                                                                    2001           2000
                                                                -----------    -----------
<S>                                                             <C>            <C>
Real estate assets, at cost:
  Land                                                          $ 6,698,020    $ 6,698,020
  Building and improvements, less accumulated depreciation
     of $5,619,744 in 2001 and $4,203,502 in 2000                27,178,526     28,594,768
                                                                -----------    -----------
            Total real estate assets, net                        33,876,546     35,292,788
Cash and cash equivalents                                         1,555,917      1,500,044
Accounts receivable                                                 596,050        422,243
Prepaid expenses and other sets, net                                439,002        487,276
                                                                -----------    -----------
            Total assets                                        $36,467,515    $37,702,351
                                                                ===========    ===========
                       Liabilities and Partners' Capital

Liabilities:
  Accounts payable and accrued liabilities                      $   620,907    $   568,517
  Refundable security deposits                                      100,336         99,279
  Due to affiliates                                                  13,238          9,595
  Partnership distributions payable                                 966,912        931,151
                                                                -----------    -----------
            Total liabilities                                     1,701,393      1,608,542
                                                                -----------    -----------
Partners' capital:
  Wells Real Estate Fund IX                                      13,598,505     14,117,803
  Wells Real Estate Fund X                                       16,803,586     17,445,277
  Wells Real Estate Fund XI                                       3,073,671      3,191,093
  Wells Operating Partnership, L.P.                               1,290,360      1,339,636
                                                                -----------    -----------
            Total partners' capital                              34,766,122     36,093,809
                                                                -----------    -----------
            Total liabilities and partners' capital             $36,467,515    $37,702,351
                                                                ===========    ===========
</TABLE>

                                      F-12

<PAGE>

                   The Fund IX, X, XI, and REIT Joint Venture
                            (A Georgia Joint Venture)
                              Statements of Income
              for the Years Ended December 31, 2001, 2000, and 1999

<TABLE>
<CAPTION>
                                                                  2001           2000           1999
                                                              -----------    -----------    -----------
<S>                                                           <C>            <C>            <C>
Revenues:
  Rental income                                               $ 4,174,379    $ 4,198,388    $ 3,932,962
  Other income                                                    119,828        116,129         61,312
  Interest income                                                  50,002         73,676         58,768
                                                              -----------    -----------    -----------
                                                                4,344,209      4,388,193      4,053,042
                                                              -----------    -----------    -----------
Expenses:
  Depreciation                                                  1,416,242      1,411,434      1,538,912
  Management and leasing fees                                     357,761        362,774        286,139
  Operating costs, net of reimbursements                         (232,601)      (133,505)       (34,684)
  Property administration expense                                  91,747         57,924         59,886
  Legal and accounting                                             26,223         20,423         30,545
                                                              -----------    -----------    -----------
                                                                1,659,372      1,719,050      1,880,798
                                                              -----------    -----------    -----------
Net income                                                    $ 2,684,837    $ 2,669,143    $ 2,172,244
                                                              ===========    ===========    ===========

Net income allocated to Wells Real Estate Fund IX             $ 1,050,156    $ 1,045,094    $   850,072
                                                              ===========    ===========    ===========

Net income allocated to Wells Real Estate Fund X              $ 1,297,665    $ 1,288,629    $ 1,056,316
                                                              ===========    ===========    ===========

Net income allocated to Wells Real Estate Fund XI             $   237,367    $   236,243    $   184,355
                                                              ===========    ===========    ===========

Net income allocated to Wells Operating Partnership, L.P.     $    99,649    $    99,177    $    81,501
                                                              ===========    ===========    ===========
</TABLE>

                   The Fund IX, X, XI, and REIT Joint Venture
                            (A Georgia Joint Venture)
                         Statements of Partners' Capital
              for the Years Ended December 31, 2001, 2000, and 1999

<TABLE>
<CAPTION>
                                                                                         Wells
                                             Wells Real    Wells Real     Wells Real    Operating        Total
                                              Estate         Estate        Estate      Partnership,     Partners'
                                              Fund IX        Fund X        Fund XI         L.P.         Capital
                                            -----------    -----------    ----------   -----------     -----------
<S>                                         <C>            <C>            <C>           <C>            <C>
Balance, December 31, 1998                  $14,960,100    $18,707,139    $2,521,003    $1,443,378     $37,631,620
   Net income                                   850,072      1,056,316       184,355        81,501       2,172,244
   Partnership contributions                    198,989              0       911,027             0       1,110,016
   Partnership distributions                 (1,418,535)    (1,762,586)     (307,982)     (135,995)     (3,625,098)
                                            -----------    -----------    ----------    ----------     -----------
Balance, December 31, 1999                   14,590,626     18,000,869     3,308,403     1,388,884      37,288,782
   Net income                                 1,045,094      1,288,629       236,243        99,177       2,669,143
   Partnership contributions                     46,122         84,317             0             0         130,439
   Partnership distributions                 (1,564,039)    (1,928,538)     (353,553)     (148,425)     (3,994,555)
                                            -----------    -----------    ----------    ----------     -----------
Balance, December 31, 2000                   14,117,803     17,445,277     3,191,093     1,339,636      36,093,809
   Net income                                 1,050,156      1,297,665       237,367        99,649       2,684,837
   Partnership distributions                 (1,569,454)    (1,939,356)     (354,789)     (148,925)     (4,012,524)
                                            -----------    -----------    ----------    ----------     -----------
Balance, December 31, 2001                  $13,598,505    $16,803,586    $3,073,671    $1,290,360     $34,766,122
                                            ===========    ===========    ==========    ==========     ===========
</TABLE>

                                      F-13

<PAGE>

                   The Fund IX, X, XI, and REIT Joint Venture
                            (A Georgia Joint Venture)
                            Statements of Cash Flows
              for the Years Ended December 31, 2001, 2000, and 1999

<TABLE>
<CAPTION>
                                                                    2001           2000           1999
                                                                -----------    -----------    -----------
<S>                                                             <C>            <C>            <C>
Cash flows from operating activities:
  Net income                                                    $ 2,684,837    $ 2,669,143    $ 2,172,244
                                                                -----------    -----------    -----------
  Adjustments to reconcile net income to net cash provided
    by operating activities:
      Depreciation                                                1,416,242      1,411,434      1,538,912
      Changes in assets and liabilities:
        Accounts receivable                                        (173,807)       132,722       (421,708)
        Prepaid expenses and other assets, net                       48,274         39,133        (85,281)
        Accounts payable and accrued liabilities, and
          refundable security deposits                               53,447        (37,118)       295,177
        Due to affiliates                                             3,643          3,216          1,973
                                                                -----------    -----------    -----------
          Total adjustments                                       1,347,799      1,549,387      1,329,073
                                                                -----------    -----------    -----------
          Net cash provided by operating activities               4,032,636      4,218,530      3,501,317
                                                                -----------    -----------    -----------
Cash flows from investing activities:
  Investment in real estate                                               0       (127,661)      (930,401)
                                                                -----------    -----------    -----------
Cash flows from financing activities:
  Distributions to joint venture partners                        (3,976,763)    (3,868,138)    (3,820,491)
  Contributions received from partners                                    0        130,439      1,066,992
                                                                -----------    -----------    -----------
          Net cash used in financing activities                  (3,976,763)    (3,737,699)    (2,753,499)
                                                                -----------    -----------    -----------
Net increase (decrease) in cash and cash equivalents                 55,873        353,170       (182,583)
Cash and cash equivalents, beginning of year                      1,500,044      1,146,874      1,329,457
                                                                -----------    -----------    -----------
Cash and cash equivalents, end of year                          $ 1,555,917    $ 1,500,044    $ 1,146,874
                                                                -----------    -----------    -----------
Supplemental disclosure of noncash activities:

   Deferred project costs contributed to joint venture          $         0    $         0    $    43,024
                                                                ===========    ===========    ===========
</TABLE>

    Fund X and XI Associates

    The joint venture, Fund X and XI Associates, was formed on July 17, 1998 to
    acquire, develop, operate, and sell real properties. On July 15, 1998, the
    Operating Partnership entered into a joint venture agreement with Wells
    Development Corporation, referred to as Wells/Fremont Associates. On July
    21, 1998, Wells/Fremont Associates acquired a 58,424-square foot two-story
    manufacturing and office building located in Fremont, California, known as
    the Fairchild Building.

    On October 8, 1998, Fund X and XI Associates acquired Wells Development
    Corporation's interest in Wells/Fremont Associates which resulted in Fund X
    and XI Associates becoming a joint venture partner with the Operating
    Partnership in the ownership of the Fairchild Building.

    On July 27, 1998, the Operating Partnership entered into a joint venture
    agreement with Wells Development Corporation, referred to as Wells/Orange
    County Associates. On July 31, 1998, Wells/Orange County Associates acquired
    a 52,000-square foot warehouse and office building located in Fountain
    Valley, California, known as the Cort Building.

    During 1998, Fund X and XI Associates acquired Wells Development
    Corporation's interest in Wells/Orange County Associates which resulted in
    Fund X and XI Associates becoming a joint venture partner with the Operating
    Partnership in the ownership of the Cort Building.

                                      F-14

<PAGE>

    Following are the financial statements for Fund X and XI Associates:

                            Fund X and XI Associates
                            (A Georgia Joint Venture)
                                 Balance Sheets
                           December 31, 2001 and 2000

<TABLE>
<CAPTION>
                                     Assets

                                                              2001         2000
                                                           ----------   ----------
<S>                                                        <C>          <C>
Investment in joint ventures                               $5,443,159   $5,618,953
Due from affiliates                                           155,826      149,218
                                                           ----------   ----------
              Total assets                                 $5,598,985   $5,768,171
                                                           ==========   ==========

                       Liabilities and Partners' Capital

Liabilities:
    Partnership distributions payable                      $  155,826   $  149,218
                                                           ----------   ----------
Partners' capital:
    Wells Real Estate Fund X                                3,157,698    3,259,680
    Wells Real Estate Fund XI                               2,285,461    2,359,273
                                                           ----------   ----------
              Total partners' capital                       5,443,159    5,618,953
                                                           ----------   ----------
              Total liabilities and partners' capital      $5,598,985   $5,768,171
                                                           ==========   ==========
</TABLE>

                            Fund X and XI Associates
                            (A Georgia Joint Venture)
                              Statements of Income
              for the Years Ended December 31, 2001, 2000 and 1999

<TABLE>
<CAPTION>
                                                          2001       2000       1999
                                                        --------   --------   --------
<S>                                                     <C>        <C>        <C>
Equity in income of joint ventures                      $434,257   $447,193   $436,158
Expenses                                                       0          0          0
                                                        --------   --------   --------
              Net income                                $434,257   $447,193   $436,158
                                                        ========   ========   ========

Net income allocated to Wells Real Estate Fund X        $251,923   $259,034   $252,966
                                                        ========   ========   ========

Net income allocated to Wells Real Estate Fund XI       $182,334   $188,159   $183,192
                                                        ========   ========   ========
</TABLE>

                                      F-15

<PAGE>

                            Fund X and XI Associates
                            (A Georgia Joint Venture)
                         Statements of Partners' Capital
              for the Years Ended December 31, 2001, 2000, and 1999

<TABLE>
<CAPTION>
                                                         Wells Real    Wells Real        Total
                                                           Estate        Estate         Partners'
                                                           Fund X        Fund XI        Capital
                                                        -----------    -----------    -----------
<S>                                                     <C>            <C>            <C>
Balance, December 31, 1998                              $ 3,420,137    $ 2,476,784    $ 5,896,921
  Net income                                                252,966        183,192        436,158
  Partnership distributions                                (332,022)      (240,442)      (572,464)
                                                        -----------    -----------    -----------
Balance, December 31, 1999                                3,341,081      2,419,534      5,760,615
  Net income                                                259,034        188,159        447,193
  Partnership distributions                                (340,435)      (248,420)      (588,855)
                                                        -----------    -----------    -----------
Balance, December 31, 2000                                3,259,680      2,359,273      5,618,953
  Net income                                                251,923        182,334        434,257
  Partnership distributions                                (353,905)      (256,146)      (610,051)
                                                        -----------    -----------    -----------
Balance, December 31, 2001                              $ 3,157,698    $ 2,285,461    $ 5,443,159
                                                        ===========    ===========    ===========

</TABLE>

                            Fund X and XI Associates
                            (A Georgia Joint Venture)
                            Statements of Cash Flows
              for the Years Ended December 31, 2001, 2000, and 1999

<TABLE>
<CAPTION>
                                                            2001           2000           1999
                                                        -----------    -----------    -----------
<S>                                                     <C>            <C>            <C>
Cash flows from operating activities:
  Net income                                            $   434,257    $   477,193    $   436,158
  Adjustments to reconcile net income to net cash
    provided by operating activities:
      Equity in income of joint ventures                   (434,257)      (477,193)      (436,158)
                                                        -----------    -----------    -----------
        Net cash provided by operating activities                 0              0              0
Cash flows from investing activities:
 Distributions received from joint ventures                 603,443        581,936        572,285
Cash flows from financing activities:
  Distributions to joint venture partners                  (603,443)      (581,936)      (572,285)
                                                        -----------    -----------    -----------
Net increase in cash and cash equivalents                         0              0              0
Cash and cash equivalents, beginning of year                      0              0              0
                                                        -----------    -----------    -----------
Cash and cash equivalents, end of year                  $         0    $         0    $         0
                                                        ===========    ===========    ===========
</TABLE>

Fund X and XI Associates' investment and percentage ownership in joint ventures
at December 31, 2001 and 2000 are summarized as follows:

                                             2001                   2000
                                     --------------------   --------------------
                                       Amount     Percent     Amount     Percent
                                     ----------  --------   ----------   -------
Wells/Orange County Associates       $3,534,638     56%     $3,647,758      56%
Wells/Fremont Associates              1,908,521     22       1,971,195      22
                                     ----------             ----------
                                     $5,443,159             $5,618,953
                                     ==========             ==========

                                      F-16

<PAGE>

The following is a roll forward of Fund X and XI Associates' investment in joint
ventures for the years ended December 31, 2001 and 2000:

                                                         2001            2000
                                                      -----------   -----------
   Investment in joint venture, beginning or year     $ 5,618,953   $ 5,760,615
       Equity in income of joint venture                  434,257       447,193
       Distributions from joint venture                  (610,051)     (588,855)
                                                      -----------   -----------
   Investment in joint venture, end of year           $ 5,443,159   $ 5,618,953
                                                      ===========   ===========

Wells/Orange County Associates

Following are the financial statements for Wells/Orange County Associates:

                         Wells/Orange County Associates
                            (A Georgia Joint Venture)
                                 Balance Sheets
                           December 31, 2001 and 2000

<TABLE>
<CAPTION>
                                     Assets

                                                               2001           2000
                                                           -----------    -----------
<S>                                                        <C>            <C>
Real estate assets, at cost:
  Land                                                     $ 2,187,501    $ 2,187,501
  Building, less accumulated depreciation of $651,780
    in 2001 and $465,216 in 2000                             4,012,335      4,198,899
                                                           -----------    -----------
              Total real estate assets                       6,199,836      6,386,400
Cash and cash equivalents                                      188,407        119,038
Accounts receivable                                             80,803         99,154
Prepaid expenses and other assets                                9,426              0
                                                           -----------    -----------
              Total assets                                 $ 6,478,472    $ 6,604,592
                                                           ===========    ===========

                       Liabilities and Partners' Capital

Liabilities:
  Accounts payable                                         $    11,792    $     1,000
  Partnership distributions payable                            192,042        128,227
                                                           -----------    -----------
              Total liabilities                                203,834        129,227
                                                           -----------    -----------
Partners' capital:
  Wells Operating Partnership, L.P.                          2,740,000      2,827,607
  Fund X and XI Associates                                   3,534,638      3,647,758
                                                           -----------    -----------
              Total partners' capital                        6,274,638      6,475,365
                                                           -----------    -----------
              Total liabilities and partners' capital      $ 6,478,472    $ 6,604,592
                                                           ===========    ===========
</TABLE>

                                      F-17

<PAGE>

                         Wells/Orange County Associates
                            (A Georgia Joint Venture)
                              Statements of Income
              for the Years Ended December 31, 2001, 2000, and 1999

<TABLE>
<CAPTION>
                                                                   2001            2000           1999
                                                                -----------    -----------    -----------
<S>                                                             <C>            <C>            <C>
Revenues:
  Rental income                                                 $   795,528    $   795,545    $   795,545
  Interest income                                                     2,409              0              0
                                                                -----------    -----------    -----------
                                                                    797,937        795,545        795,545
                                                                -----------    -----------    -----------
Expenses:
  Depreciation                                                      186,564        186,564        186,565
  Management and leasing fees                                        33,547         30,915         30,360
  Operating costs, net of reimbursements                             21,855          5,005         22,229
  Legal and accounting                                                9,800          4,100          5,439
                                                                -----------    -----------    -----------
                                                                    251,766        226,584        244,593
                                                                -----------    -----------    -----------
Net income                                                      $   546,171    $   568,961    $   550,952
                                                                ===========    ===========    ===========

Net income allocated to Wells Operating Partnership, L.P.       $   238,542    $   248,449    $   240,585
                                                                ===========    ===========    ===========

Net income allocated to Fund X and XI Associates                $   307,629    $   320,512    $   310,367
                                                                ===========    ===========    ===========
</TABLE>

                         Wells/Orange County Associates
                            (A Georgia Joint Venture)
                         Statements of Partners' Capital
              for the Years Ended December 31, 2001, 2000, and 1999

<TABLE>
<CAPTION>
                                                                   Wells
                                                                 Operating      Fund X          Total
                                                                Partnership,    and XI         Partners'
                                                                    L.P.       Associates      Capital
                                                                -----------    -----------    -----------
<S>                                                             <C>            <C>            <C>
Balance, December 31, 1998                                      $ 2,958,617    $ 3,816,766    $ 6,775,383
  Net income                                                        240,585        310,367        550,952
  Partnership distributions                                        (306,090)      (394,871)      (700,961)
                                                                -----------    -----------    -----------
Balance, December 31, 1999                                        2,893,112      3,732,262      6,625,374
  Net income                                                        248,449        320,512        568,961
  Partnership distributions                                        (313,954)      (405,016)      (718,970)
                                                                -----------    -----------    -----------
Balance, December 31, 2000                                        2,827,607      3,647,758      6,475,365
  Net income                                                        238,542        307,629        546,171
  Partnership distributions                                        (326,149)      (420,749)      (746,898)
                                                                -----------    -----------    -----------
Balance, December 31, 2001                                      $ 2,740,000    $ 3,534,638    $ 6,274,638
                                                                ===========    ===========    ===========
</TABLE>

                                      F-18

<PAGE>

                         Wells/Orange County Associates
                            (A Georgia Joint Venture)
                            Statements of Cash Flows
              for the Years Ended December 31, 2001, 2000, and 1999

<TABLE>
<CAPTION>
                                                                     2001        2000         1999
                                                                  ---------    ---------    ---------
<S>                                                               <C>          <C>          <C>
Cash flows from operating activities:
  Net income                                                      $ 546,171    $ 568,961    $ 550,952
                                                                  ---------    ---------    ---------
  Adjustments to reconcile net income to net cash provided by
    operating activities:
      Depreciation                                                  186,564      186,564      186,565
      Changes in assets and liabilities:
        Accounts receivable                                          18,351      (49,475)     (36,556)
        Accounts payable                                             10,792        1,000       (1,550)
        Prepaid and other expenses                                   (9,426)           0            0
                                                                  ---------    ---------    ---------
          Total adjustments                                         206,281      138,089      148,459
                                                                  ---------    ---------    ---------
           Net cash provided by operating activities                752,452      707,050      699,411
Cash flows from financing activities:
  Distributions to partners                                        (683,083)    (764,678)    (703,640)
                                                                  ---------    ---------    ---------
Net increase (decrease) in cash and cash equivalents                 69,369      (57,628)      (4,229)
Cash and cash equivalents, beginning of year                        119,038      176,666      180,895
                                                                  ---------    ---------    ---------
Cash and cash equivalents, end of year                            $ 188,407    $ 119,038    $ 176,666
                                                                  =========    =========    =========
</TABLE>

                                      F-19

<PAGE>

Wells/Fremont Associates

Following are the financial statements for Wells/Fremont Associates:

                            Wells/Fremont Associates
                            (A Georgia Joint Venture)
                                 Balance Sheets
                           December 31, 2001 and 2000

<TABLE>
<CAPTION>
                                     Assets

                                                                   2001            2000
                                                                ----------     ----------
<S>                                                             <C>            <C>
Real estate assets, at cost:
  Land                                                          $2,219,251     $2,219,251
  Building, less accumulated depreciation of $999,301 in
    2001 and $713,773 in 2000                                    6,138,857      6,424,385
                                                                ----------     ----------
              Total real estate assets                           8,358,108      8,643,636
Cash and cash equivalents                                          203,750         92,564
Accounts receivable                                                133,801        126,433
                                                                ----------     ----------
              Total assets                                      $8,695,659     $8,862,633
                                                                ==========     ==========
                       Liabilities and Partners' Capital

Liabilities:
  Accounts payable                                              $    1,896     $    3,016
  Due to affiliate                                                   8,030          7,586
  Partnership distributions payable                                201,854         89,549
                                                                ----------     ----------
              Total liabilities                                    211,780        100,151
                                                                ----------     ----------
Partners' capital:
  Wells Operating Partnership, L.P.                              6,575,358      6,791,287
  Fund X and XI Associates                                       1,908,521      1,971,195
                                                                ----------     ----------
              Total partners' capital                            8,483,879      8,762,482
                                                                ----------     ----------
              Total liabilities and partners' capital           $8,695,659     $8,862,633
                                                                ==========     ==========
</TABLE>

                                      F-20

<PAGE>

                            Wells/Fremont Associates
                            (A Georgia Joint Venture)
                              Statements of Income
              for the Years Ended December 31, 2001, 2000, and 1999

<TABLE>
<CAPTION>
                                                                    2001          2000           1999
                                                                -----------    -----------    -----------
<S>                                                             <C>            <C>            <C>
Revenues:
  Rental income                                                 $   902,945    $   902,946    $   902,946
  Interest income                                                     2,713              0              0
  Other income                                                        2,015              0              0
                                                                -----------    -----------    -----------
                                                                    907,673        902,946        902,946
                                                                -----------    -----------    -----------
Expenses:
  Depreciation                                                      285,528        285,527        285,526
  Management and leasing fees                                        36,267         36,787         37,355
  Operating costs, net of reimbursements                             16,585         13,199         16,006
  Legal and accounting                                                6,400          4,300          4,885
                                                                -----------    -----------    -----------
                                                                    344,780        339,813        343,772
                                                                -----------    -----------    -----------
Net income                                                      $   562,893    $   563,133    $   559,174
                                                                ===========    ===========    ===========

Net income allocated to Wells Operating Partnership, L.P.       $   436,265    $   436,452    $   433,383
                                                                ===========    ===========    ===========

Net income allocated to Fund X and XI Associates                $   126,628    $   126,681    $   125,791
                                                                ===========    ===========    ===========
</TABLE>

                            Wells/Fremont Associates
                            (A Georgia Joint Venture)
                         Statements of Partners' Capital
              for the Years Ended December 31, 2001, 2000, and 1999

<TABLE>
<CAPTION>
                                                                   Wells
                                                                 Operating       Fund X         Total
                                                                Partnership,     and XI        Partners'
                                                                    L.P.        Associates     Capital
                                                                -----------    -----------    -----------
<S>                                                             <C>            <C>            <C>
Balance, December 31, 1998                                      $ 7,166,682    $ 2,080,155    $ 9,246,837
  Net income                                                        433,383        125,791        559,174
  Partnership distributions                                        (611,855)      (177,593)      (789,448)
                                                                -----------    -----------    -----------
Balance, December 31, 1999                                        6,988,210      2,028,353      9,016,563
  Net income                                                        436,452        126,681        563,133
  Partnership distributions                                        (633,375)      (183,839)      (817,214)
                                                                -----------    -----------    -----------
Balance, December 31, 2000                                        6,791,287      1,971,195      8,762,482
  Net income                                                        436,265        126,628        562,893
  Partnership distributions                                        (652,194)      (189,302)      (841,496)
                                                                -----------    -----------    -----------
Balance, December 31, 2001                                      $ 6,575,358    $ 1,908,521    $ 8,483,879
                                                                ===========    ===========    ===========
</TABLE>

                                      F-21

<PAGE>

                            Wells/Fremont Associates
                            (A Georgia Joint Venture)
                            Statements of Cash Flows
              for the Years Ended December 31, 2001, 2000, and 1999

<TABLE>
<CAPTION>
                                                                       2001         2000         1999
                                                                     ---------    ---------    ---------
<S>                                                                  <C>          <C>          <C>
Cash flows from operating activities:
  Net income                                                         $ 562,893    $ 563,133    $ 559,174
                                                                     ---------    ---------    ---------
  Adjustments to reconcile net income to net cash provided by
    operating activities:
      Depreciation                                                     285,528      285,527      285,526
      Changes in assets and liabilities:
        Accounts receivable                                             (7,368)     (33,454)     (58,237)
        Accounts payable                                                (1,120)       1,001       (1,550)
        Due to affiliate                                                   444        2,007        3,527
                                                                     ---------    ---------    ---------
          Total adjustments                                            277,484      255,081      229,266
                                                                     ---------    ---------    ---------
          Net cash provided by operating activities                    840,377      818,214      788,440
Cash flows from financing activities:
  Distributions to partners                                           (729,191)    (914,662)    (791,940)
                                                                     ---------    ---------    ---------
Net increase (decrease) in cash and cash equivalents                   111,186      (96,448)      (3,500)
Cash and cash equivalents, beginning of year                            92,564      189,012      192,512
                                                                     ---------    ---------    ---------
Cash and cash equivalents, end of year                               $ 203,750    $  92,564    $ 189,012
                                                                     =========    =========    =========
</TABLE>

Fund XI, XII, and REIT Joint Venture

On May 1, 1999, the Partnership entered into a joint venture with Wells Fund XII
and the Operating Partnership. On May 18, 1999, the joint venture purchased a
169,510-square foot, two-story manufacturing and office building, known as the
EYBL CarTex Building, in Fountain Inn, South Carolina. On July 21, 1999, the
joint venture purchased a 68,900-square foot, three-story office building, known
as the Sprint Building, in Leawood, Kansas. On August 17, 1999, the joint
venture purchased a 130,000-square foot office and warehouse building, known as
the Johnson Matthey Building, in Chester County Pennsylvania. On September 20,
1999, the joint venture purchased a 62,400-square foot, two-story office
building, known as the Gartner Building, in Fort Myers, Florida.

                                      F-22

<PAGE>

Following are the financial statements for the Fund XI, XII, and REIT Joint
Venture:

                    The Fund XI, XII, and REIT Joint Venture
                            (A Georgia Joint Venture)
                                 Balance Sheets
                           December 31, 2001 and 2000

<TABLE>
<CAPTION>
                                     Assets

                                                                   2001            2000
                                                                -----------    -----------
<S>                                                             <C>            <C>
Real estate assets, at cost:
  Land                                                          $ 5,048,797    $ 5,048,797
  Building and improvements, less accumulated depreciation
    of $2,692,116 in 2001 and $1,599,263 in 2000                 24,626,336     25,719,189
                                                                -----------    -----------
              Total real estate assets                           29,675,133     30,767,986
Cash and cash equivalents                                           775,805        541,089
Accounts receivable                                                 675,022        394,314
Prepaid assets and other expenses                                    26,486         26,486
                                                                -----------    -----------
              Total assets                                      $31,152,446    $31,729,875
                                                                ===========    ===========

                       Liabilities and Partners' Capital

Liabilities:
  Accounts payable                                              $   114,612    $   114,180
  Partnership distributions payable                                 757,500        453,395
                                                                -----------    -----------
              Total liabilities                                     872,112        567,575
                                                                -----------    -----------
Partners' capital:
  Wells Real Estate Fund XI                                       7,917,646      8,148,261
  Wells Real Estate Fund XII                                      5,174,703      5,325,424
  Wells Operating Partnership, L.P.                              17,187,985     17,688,615
                                                                -----------    -----------
              Total partners' capital                            30,280,334     31,162,300
                                                                -----------    -----------
              Total liabilities and partners' capital           $31,152,446    $31,729,875
                                                                ===========    ===========
</TABLE>

                                      F-23

<PAGE>

                    The Fund XI, XII, and REIT Joint Venture
                            (A Georgia Joint Venture)
                              Statements of Income
              for the Years Ended December 31, 2001, 2000, and 1999

<TABLE>
<CAPTION>
                                                                    2001          2000            1999
                                                                -----------    -----------    -----------
<S>                                                             <C>            <C>            <C>
Revenues:
  Rental income                                                 $ 3,346,227    $ 3,345,932    $ 1,443,446
  Interest income                                                    24,480          2,814              0
  Other income                                                          360            440             57
                                                                -----------    -----------    -----------
                                                                  3,371,067      3,349,186      1,443,503
                                                                -----------    -----------    -----------
Expenses:
  Depreciation                                                    1,092,853      1,092,680        506,582
  Management and leasing fees                                       156,987        157,236         59,230
  Operating costs, net of reimbursements                            (27,449)       (30,718)         4,639
  Property administration                                            65,765         36,707         15,979
  Legal and accounting                                               18,000         14,725          4,000
                                                                -----------    -----------    -----------
                                                                  1,306,156      1,270,630        590,430
                                                                -----------    -----------    -----------
Net income                                                      $ 2,064,911    $ 2,078,556    $   853,073
                                                                ===========    ===========    ===========

Net income allocated to Wells Real Estate Fund XI               $   539,930    $   543,497    $   240,031
                                                                ===========    ===========    ===========

Net income allocated to Wells Real Estate Fund XII              $   352,878    $   355,211    $   124,542
                                                                ===========    ===========    ===========

Net income allocated to Wells Operating Partnership, L.P.       $ 1,172,103    $ 1,179,848    $   488,500
                                                                ===========    ===========    ===========
</TABLE>

                    The Fund XI, XII, and REIT Joint Venture
                            (A Georgia Joint Venture)
                         Statements of Partners' Capital
              for the Years Ended December 31, 2001, 2000, and 1999

<TABLE>
<CAPTION>
                                                                     Wells
                                    Wells Real     Wells Real      Operating      Total
                                      Estate         Estate       Partnership,   Partners'
                                      Fund XI       Fund XII         L.P.        Capital
                                   ------------   ------------   ------------   ------------
<S>                                <C>            <C>            <C>            <C>
Balance, December 31, 1998         $          0   $          0   $          0   $          0
  Net income                            240,031        124,542        488,500        853,073
  Partnership contributions           8,470,160      5,520,835     18,376,267     32,367,262
  Partnership distributions            (344,339)      (177,743)      (703,797)    (1,225,879)
                                   ------------   ------------   ------------   ------------
Balance, December 31, 1999            8,365,852      5,467,634     18,160,970     31,994,456
  Net income                            543,497        355,211      1,179,848      2,078,556
  Partnership distributions            (761,088)      (497,421)    (1,652,203)    (2,910,712)
                                   ------------   ------------   ------------   ------------
Balance, December 31, 2000            8,148,261      5,325,424     17,688,615     31,162,300
  Net income                            539,930        352,878      1,172,103      2,064,911
  Partnership distributions            (770,545)      (503,599)    (1,672,733)    (2,946,877)
                                   ------------   ------------   ------------   ------------
Balance, December 31, 2001         $  7,917,646   $  5,174,703   $ 17,187,985   $ 30,280,334
                                   ============   ============   ============   ============

</TABLE>

                                      F-24

<PAGE>

                    The Fund XI, XII, and REIT Joint Venture
                           (A Georgia Joint Venture)
                            Statements of Cash Flows
             for the Years Ended December 31, 2001, 2000, and 1999

<TABLE>
<CAPTION>
                                                                    2001           2000             1999
                                                                ------------   ------------    ------------
<S>                                                             <C>            <C>             <C>
Cash flows from operating activities:
  Net income                                                    $  2,064,911   $  2,078,556    $    853,073
                                                                ------------   ------------    ------------
  Adjustments to reconcile net income to net cash provided
    by operating activities:
      Depreciation                                                 1,092,853      1,092,680         506,582
      Changes in assets and liabilities:
         Accounts receivable                                        (280,708)      (260,537)       (133,777)
         Prepaid expenses and other assets                                 0              0         (26,486)
         Accounts payable                                                432          1,723         112,457
                                                                ------------   ------------    ------------
           Total adjustments                                         812,577        833,866         458,776
                                                                ------------   ------------    ------------
           Net cash provided by operating activities               2,877,488      2,912,422       1,311,849
Cash flows from financing activities:
  Distributions to joint venture partners                         (2,642,772)    (3,137,611)       (545,571)
                                                                ------------   ------------    ------------
Net increase (decrease) in cash and cash equivalents                 234,716       (225,189)        766,278
Cash and cash equivalents, beginning of year                         541,089        766,278               0
                                                                ------------   ------------    ------------
Cash and cash equivalents, end of year                          $    775,805   $    541,089    $    766,278
                                                                ============   ============    ============
Supplemental disclosure of noncash activities:
  Deferred project costs contributed to joint venture           $          0   $          0    $  1,294,686
                                                                ============   ============    ============

  Contribution of real estate assets to joint venture           $          0   $          0    $ 31,072,562
                                                                ============   ============    ============
</TABLE>

4.  INCOME TAX BASIS NET INCOME AND PARTNERS' CAPITAL

    The Partnership's income tax basis net income for the years ended December
    31, 2001, 2000, and 1999 is calculated as follows:

<TABLE>
<CAPTION>
                                                                    2001           2000            1999
                                                                ------------   ------------    -----------
<S>                                                             <C>            <C>             <C>
Financial statement net income                                  $   870,350    $   895,989     $   630,528
Increase (decrease) in net income resulting from:
  Depreciation expense for financial reporting purposes in
    excess of amounts for income tax purposes                       230,508        139,862         135,648
  Expenses deducted for financial reporting purposes,
    capitalized for income tax purposes                                 364            475             502
  Rental income accrued for financial reporting purposes in
    excess of amounts for income tax purposes                       (62,828)       (91,551)        (62,570)
                                                                -----------    -----------     -----------
Income tax basis net income                                     $ 1,038,394    $   944,775     $   704,108
                                                                ===========    ===========     ===========
</TABLE>

    The Partnership's income tax basis partners' capital at December 31, 2001,
    2000, and 1999 is computed as follows:


                                      F-25

<PAGE>

<TABLE>
<CAPTION>
                                                                     2001           2000           1999
                                                                ------------   ------------   ------------
<S>                                                             <C>            <C>            <C>
Financial statements partners' capital                          $ 13,301,079   $ 13,739,534   $ 14,100,063
Increase (decrease) in partners' capital resulting from:
   Depreciation expense for financial reporting
     purposes in excess of amounts for income tax
     purposes                                                        551,176        320,668        180,806
   Capitalization of syndication costs for income tax
     purposes, which are accounted for as cost of
     capital for financial reporting purposes                      2,035,389      2,035,389      2,035,389
   Accumulated rental income accrued for financial
     reporting purposes in excess of amounts for
     income tax purposes                                            (228,057)      (165,229)       (73,678)
   Accumulated expenses deducted for financial
     reporting purposes, capitalized for income tax
     purposes                                                          1,688          1,324            849
   Partnership's distributions payable                               328,150        326,952        275,737
                                                                ------------   ------------   ------------
Income tax basis partners' capital                              $ 15,989,425   $ 16,258,638   $ 16,519,166
                                                                ============   ============   ============
</TABLE>

5.  RENTAL INCOME

    The future minimum rental income due from the Partnership's respective
    ownership interest in the joint ventures under noncancelable operating
    leases at December 31, 2001 is as follows:

               Year ended December 31:
                     2002                       $ 1,465,847
                     2003                         1,456,532
                     2004                         1,297,358
                     2005                         1,133,206
                     2006                         1,139,365
                  Thereafter                        954,745
                                                -----------
                                                $ 7,447,053
                                                ===========

    Four tenants contributed 17%, 14%, 14%, and 14% of rental income. In
    addition, four tenants will contribute 21%, 19%, 17%, and 13% of future
    minimum rental income.

    The future minimum rental income due Fund IX, X, XI, and REIT Joint Venture
    under noncancelable operating leases at December 31, 2001 is as follows:

               Year ended December 31:
                     2002                       $ 3,648,769
                     2003                         3,617,432
                     2004                         3,498,472
                     2005                         2,482,815
                     2006                         2,383,190
                  Thereafter                      3,053,321
                                                -----------
                                                $18,683,999
                                                ===========

    Four tenants contributed 26%, 23%, 13%, and 13% of rental income for the
    year ended December 31, 2001. In addition, four tenants will contribute 38%,
    21%, 20%, and 17% of future minimum rental income.

                                      F-26

<PAGE>

    The future minimum rental income due Wells/Orange County Associates under
    noncancelable operating leases at December 31, 2001 is as follows:

               Year ended December 31:
                     2002                       $   834,888
                     2003                           695,740
                     2004                                 0
                     2005                                 0
                     2006                                 0
                  Thereafter                              0
                                                -----------
                                                $ 1,530,628
                                                ===========

    One tenant contributed 100% of rental income for the year ended December 31,
    2001 and will contribute 100% of future minimum rental income.

    The future minimum rental income due Wells/Fremont Associates under
    noncancelable operating leases at December 31, 2001 is as follows:

               Year ended December 31:
                     2002                       $   922,444
                     2003                           950,118
                     2004                           894,832
                     2005                                 0
                     2006                                 0
                  Thereafter                              0
                                                -----------
                                                $ 2,767,394
                                                ===========

    One tenant contributed 100% of rental income for the year ended December 31,
    2001 and will contribute 100% of future minimum rental income.

    The future minimum rental income due from Fund XI, XII, and REIT Joint
    Venture under noncancelable operating leases at December 31, 2001 is as
    follows:

               Year ended December 31:
                     2002                       $ 3,277,512
                     2003                         3,367,510
                     2004                         3,445,193
                     2005                         3,495,155
                     2006                         3,552,724
                  Thereafter                      2,616,855
                                                -----------
                                                $19,754,949
                                                ===========

    Four tenants contributed approximately 30%, 28%, 24%, and 18% of rental
    income for the year ended December 31, 2001. In addition, four tenants will
    contribute approximately 30%, 27%, 25%, and 18% of future minimum rental
    income.

                                      F-27

<PAGE>

6.  QUARTERLY RESULTS (UNAUDITED)

    Presented below is a summary of the unaudited quarterly financial
    information for the years ended December 31, 2001 and 2000:

<TABLE>
<CAPTION>
                                                                    2001 Quarters Ended
                                                 --------------------------------------------------------
                                                  March 31        June 30     September 30    December 31
                                                 -----------    -----------   ------------    -----------
<S>                                              <C>            <C>            <C>            <C>
Revenues                                         $   237,855    $   239,787    $   244,260    $   238,774
Net income                                           216,980        211,567        223,695        218,108
Net income allocated to Class A limited
  partners                                           339,634        334,218        352,822        335,154
Net loss allocated to Class B limited
  partners                                          (122,654)      (122,651)      (129,127)      (117,046)
Net income per weighted average Class A
  limited partner unit outstanding               $      0.25    $      0.25    $      0.26    $      0.25
Net loss per weighted average Class B
  limited partner unit outstanding (a)                 (0.39)         (0.39)         (0.41)         (0.38)
Distribution per weighted average Class A
  limited partner unit outstanding                      0.24           0.24           0.24           0.26
</TABLE>

         (a)   The totals of the four quarterly amounts for the year ended
               December 31, 2001 do not equal the totals for the year. This
               difference results from the use of a weighted average to compute
               the number of units outstanding for each quarter and the year

<TABLE>
<CAPTION>
                                                                    2000 Quarters Ended
                                                 --------------------------------------------------------
                                                  March 31        June 30     September 30    December 31
                                                 -----------    -----------   ------------    -----------
<S>                                              <C>            <C>            <C>            <C>
Revenues                                         $   237,447    $   241,195    $   250,198    $   247,010
Net income                                           212,249        217,494        236,236        230,010
Net income allocated to Class A limited
  partners                                           334,569        340,881        365,268        340,829
Net loss allocated to Class B limited
  partners                                          (122,320)      (123,387)      (129,032)      (110,819)
Net income per weighted average Class A
  limited partner unit outstanding (a)           $      0.25    $      0.25    $      0.27    $      0.25
Net loss per weighted average Class B
  limited partner unit outstanding (a)                 (0.39)         (0.39)         (0.41)         (0.35)
Distribution per weighted average Class A
  limited partner unit outstanding                      0.23           0.23           0.24           0.24
</TABLE>

         (a)   The totals of the four quarterly amounts for the year ended
               December 31, 2000 do not equal the totals for the year. This
               difference results from the use of a weighted average to compute
               the number of units outstanding for each quarter and the year.

7.  COMMITMENTS AND CONTINGENCIES

    Management, after consultation with legal counsel, is not aware of any
    significant litigation or claims against the Partnership or Wells Partners.
    In the normal course of business, the Partnership or Wells Partners may
    become subject to such litigation or claims.

                                      F-28

<PAGE>

                                  EXHIBIT INDEX
                                  -------------

                        (Wells Real Estate Fund XI, 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.

Exhibit
Number         Description of Document
------         -----------------------

*3(a)          Amended and Restated Agreement of Limited Partnership of Wells
               Real Estate Fund XI, L.P. (Exhibit 3(a) to Form S-11 Registration
               Statement of Wells Real Estate Fund X, L.P. and Wells Real Estate
               Fund XI, L.P., as amended to date, Commission File No. 333-7979)

*3(b)          Certificate of Limited Partnership of Wells Real Estate Fund XI,
               L.P. (Exhibit 3(c) to Form S-11 Registration Statement of Wells
               Real Estate Fund X, L.P. and Wells Real Estate Fund XI, L.P., as
               amended to date, Commission File No. 333-7979)

*10(a)         Leasing and Tenant Coordinating Agreement with Wells Management
               Company, Inc. (Exhibit 10(d) to Form S-11 Registration Statement
               of Wells Real Estate Fund X, L.P. and Wells Real Estate Fund XI,
               L.P., as amended to date, Commission File No. 333-7979)

*10(b)         Management Agreement with Wells Management Company, Inc. (Exhibit
               10(e) to Form S-11 Registration Statement of Wells Real Estate
               Fund X, L.P. and Wells Real Estate Fund XI, L.P., as amended to
               date, Commission File No. 333-7979)

*10(c)         Custodial Agency Agreement with The Bank of New York (Exhibit
               10(f) to Form S-11 Registration Statement of Wells Real Estate
               Fund X, L.P. and Wells Real Estate Fund XI, L.P., as amended to
               date, Commission File No. 333-7979)

*10(d)         Joint Venture Agreement of Fund IX and Fund X Associates dated
               March 20, 1997 (Exhibit 10(g) to Post-Effective Amendment No. 1
               to Form S-11 Registration Statement of Wells Real Estate Fund X,
               L.P. and Wells Real Estate Fund XI, L.P., as amended to date,
               Commission File No. 333-7979)

<PAGE>

*10(e)         Lease Agreement for the ABB Building dated December 10, 1996,
               between Wells Real Estate Fund IX, L.P. and ABB Flakt, Inc.
               (Exhibit 10(kk) to Post-Effective Amendment No. 13 to Form S-11
               Registration Statement of Wells Real Estate Fund VIII, L.P. and
               Wells Real Estate Fund IX, L.P., as amended to date, Commission
               File No. 33-83852)

*10(f)         Development Agreement relating to the ABB Building dated December
               10, 1996, between Wells Real Estate Fund IX, L.P. and ADEVCO
               Corporation (Exhibit 10(ll) to Post-Effective Amendment No. 13 to
               Form S-11 Registration Statement of Wells Real Estate Fund VIII,
               L.P. and Wells Real Estate Fund IX, L.P., as amended to date,
               Commission File No. 33-83852)

*10(g)         Owner-Contractor Agreement relating to the ABB Building dated
               November 1, 1996, between Wells Real Estate Fund IX, L.P. and
               Integra Construction, Inc. (Exhibit 10(mm) to Post-Effective
               Amendment No. 13 to Form S-11 Registration Statement of Wells
               Real Estate Fund VIII, L.P. and Wells Real Estate Fund IX, L.P.,
               as amended to date, Commission File No. 33-83852)

*10(h)         Agreement for the Purchase and Sale of Real Property relating to
               the Lucent Technologies Building dated May 30, 1997, between Fund
               IX and Fund X Associates and Wells Development Corporation
               (Exhibit 10(k) to Post-Effective Amendment No. 2 to Form S-11
               Registration Statement of Wells Real Estate Fund X, L.P. and
               Wells Real Estate Fund XI, L.P., as amended to date, Commission
               File No. 333-7979)

*10(i)         Net Lease Agreement for the Lucent Technologies Building dated
               May 30, 1997 (Exhibit 10(l) to Post-Effective Amendment No. 2 to
               Form S-11 Registration Statement of Wells Real Estate Fund X,
               L.P. and Wells Real Estate Fund XI, L.P., as amended to date,
               Commission File No. 333-7979)

*10(j)         Development Agreement relating to the Lucent Technologies
               Building dated May 30, 1997, between Wells Development
               Corporation and ADEVCO Corporation (Exhibit 10(m) to
               Post-Effective Amendment No. 2 to Form S-11 Registration
               Statement of Wells Real Estate Fund X, L.P. and Wells Real Estate
               Fund XI, L.P., as amended to date, Commission File No. 333-7979)

*10(k)         First Amendment to Net Lease Agreement for the Lucent
               Technologies Building dated March 30, 1998 (Exhibit 10.10(a) to
               Form S-11 Registration Statement of Wells Real Estate Investment
               Trust, Inc., as amended to date, Commission File No. 333-32099)

<PAGE>

*10(l)         Amended and Restated Joint Venture Agreement of The Fund IX, Fund
               X, Fund XI and REIT Joint Venture (the "IX-X-XI-REIT Joint
               Venture") dated July 11, 1998 (Exhibit 10.4 to Form S-11
               Registration Statement of Wells Real Estate Investment Trust,
               Inc., as amended to date, Commission File No. 333-32099)

*10(m)         Agreement for the Purchase and Sale of Real Property relating to
               the Ohmeda Building dated November 14, 1997 between Lincor
               Centennial, Ltd. and Wells Real Estate Fund X, L.P. (Exhibit 10.6
               to Form S-11 Registration Statement of Wells Real Estate
               Investment Trust, Inc., as amended to date, Commission File No.
               333-32099)

*10(n)         Agreement for the Purchase and Sale of Property relating to the
               360 Interlocken Building dated February 11, 1998 between Orix
               Prime West Broomfield Venture and Wells Development Corporation
               (Exhibit 10.7 to Form S-11 Registration Statement of Wells Real
               Estate Investment Trust, Inc., as amended to date, Commission
               File No. 333-32099)

*10(o)         Purchase and Sale Agreement relating to the Iomega Building dated
               February 4, 1998 with SCI Development Services Incorporated
               (Exhibit 10.11 to Form S-11 Registration Statement of Wells Real
               Estate Investment Trust, Inc., as amended to date, Commission
               File No. 333-32099)

*10(p)         Lease Agreement for the Iomega Building dated April 9, 1996
               (Exhibit 10.12 to Form S-11 Registration Statement of Wells Real
               Estate Investment Trust, Inc., as amended to date, Commission
               File No. 333-32099)

*10(q)         Agreement for the Purchase and Sale of Property relating to the
               Fairchild Building dated June 8, 1998 (Exhibit 10.13 to Form S-11
               Registration Statement of Wells Real Estate Investment Trust,
               Inc., as amended to date, Commission File No. 333-32099)

*10(r)         Restatement of and First Amendment to Agreement for the Purchase
               and Sale of Property relating to the Fairchild Building dated
               July 1, 1998 (Exhibit 10.14 to Form S-11 Registration Statement
               of Wells Real Estate Investment Trust, Inc., as amended to date,
               Commission File No. 333-32099)

*10(s)         Joint Venture Agreement of Wells/Fremont Associates (the "Fremont
               Joint Venture") dated July 15, 1998 between Wells Development
               Corporation and Wells Operating Partnership, L.P. (Exhibit 10.17
               to

<PAGE>

               Form S-11 Registration Statement of Wells Real Estate Investment
               Trust, Inc., as amended to date, Commission File No. 333-32099)

*10(t)         Joint Venture Agreement of Fund X and Fund XI Associates dated
               July 15, 1998 (Exhibit 10.18 to Form S-11 Registration Statement
               of Wells Real Estate Investment Trust, Inc., as amended to date,
               Commission File No. 333-32099)

*10(u)         Agreement for the Purchase and Sale of Joint Venture Interest
               relating to the Fremont Joint Venture dated July 17, 1998 between
               Wells Development Corporation and Fund X and Fund XI Associates
               (Exhibit 10.19 to Form S-11 Registration Statement of Wells Real
               Estate Investment Trust, Inc., as amended to date, Commission
               File No. 333-32099)

*10(v)         Lease Agreement for the Fairchild Building dated September 19,
               1997 between the Fremont Joint Venture (as successor in interest
               by assignment) and Fairchild Technologies USA, Inc. (Exhibit
               10.20 to Form S-11 Registration Statement of Wells Real Estate
               Investment Trust, Inc., as amended to date, Commission File No.
               333-32099)

*10(w)         First Amendment to Joint Venture Agreement of Wells/Fremont
               Associates dated October 8, 1998 (Exhibit 10(w) to Form 10-K of
               Wells Real Estate Fund X, L.P. for the fiscal year ended December
               31, 1998, Commission File No. 0-23719)

*10(x)         Purchase and Sale Agreement and Joint Escrow Instructions
               relating to the Cort Furniture Building dated June 12, 1998
               between the Cort Joint Venture (as successor in interest by
               assignment) and Spencer Fountain Valley Holdings, Inc. (Exhibit
               10.21 to Form S-11 Registration Statement of Wells Real Estate
               Investment Trust, Inc., as amended to date, Commission File No.
               333-32099)

*10(y)         First Amendment to Purchase and Sale Agreement and Joint Escrow
               Instructions relating to the Cort Furniture Building dated July
               16, 1998 between the Cort Joint Venture (as successor in interest
               by assignment) and Spencer Fountain Valley Holdings, Inc.
               (Exhibit 10.22 to Form S-11 Registration Statement of Wells Real
               Estate Investment Trust, Inc., as amended to date, Commission
               File No. 333-32099)

*10(z)         Joint Venture Agreement of Wells/Orange County Associates (the
               "Cort Joint Venture") dated July 27, 1998 between Wells
               Development Corporation and Wells Operating Partnership, L.P.
               (Exhibit 10.25 to Form S-11 Registration Statement of Wells Real
               Estate Investment Trust, Inc., as amended to date, Commission
               File No. 333-32099)

<PAGE>

*10(aa)        Agreement for the Purchase and Sale of Joint Venture Interest
               relating to the Cort Joint Venture dated July 30, 1998 between
               Wells Development Corporation and Fund X and Fund XI Associates
               (Exhibit 10.26 to Form S-11 Registration Statement of Wells Real
               Estate Investment Trust, Inc., as amended to date, Commission
               File No. 333-32099)

*10(bb)        First Amendment to Joint Venture Agreement of Wells/Orange County
               Associates dated September 1, 1998 (Exhibit 10(dd) to Form 10-K
               of Wells Real Estate Fund X, L.P. for the fiscal year ended
               December 31, 1998, Commission File No. 0-23719)

*10(cc)        Temporary Lease Agreement for remainder of the ABB Building dated
               September 10, 1998 between the IX-X-XI-REIT Joint Venture and
               Associates Housing Finance, LLC (Exhibit 10.35 to Form S-11
               Registration Statement of Wells Real Estate Investment Trust,
               Inc., as amended to date, Commission File No. 333-32099)

*10(dd)        Amended and Restated Joint Venture Partnership Agreement of The
               Wells Fund XI - Fund XII - REIT Joint Venture (Exhibit 10.29 to
               Form S-11 Registration Statement of Wells Real Estate Investment
               Trust, Inc., as amended to date, Commission File No. 333-83933)

*10(ee)        Agreement of Sale and Purchase relating to the EYBL CarTex
               Building (Exhibit 10.54 to Form S-11 Registration Statement of
               Wells Real Estate Investment Trust, Inc., as amended to date,
               Commission File No. 333-32099)

*10(ff)        Agreement of Purchase and Sale for the Sprint Building (Exhibit
               10.5 to Form S-11 Registration Statement of Wells Real Estate
               Fund XII, L.P., as amended to date, Commission File No. 33-66657)

*10(gg)        Agreement of Sale and Purchase for the Johnson Matthey Building
               (Exhibit 10.6 to Form S-11 Registration Statement of Wells Real
               Estate Fund XII, L.P., as amended to date, Commission File No.
               33-66657)

*10(hh)        Fifth Amendment to Lease for the Johnson Matthey Building
               (Exhibit 10.7 to Form S-11 Registration Statement of Wells Real
               Estate Fund XII, L.P., as amended to date, Commission File No.
               33-66657)

*10(ii)        Agreement of Purchase and Sale relating to the Gartner Building
               (Exhibit 10.63 to Form S-11 Registration Statement of Wells Real

<PAGE>

               Estate Investment Trust, Inc., as amended to date, Commission
               File No. 333-32009)

*10(jj)        Lease Agreement for the Gartner Building (Exhibit 10.64 to Form
               S-11 Registration Statement of Wells Real Estate Investment
               Trust, Inc., as amended to date, Commission File No. 333-32099)