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FORM 10-QSB
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549

(Mark One)

|                                             |  |                                                                                          
|-------------------------------------------- |  | -----------------------------------------------------------------------------------------
|x                                            |  | QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(D) OF THE SECURITIES EXCHANGE ACT OF 1934  
|                                            
|For the quarterly period ended June 30, 2002
|                                            
|OR                                          
|                                            
|o                                            |  | TRANSITION REPORT PURSUANT TO SECTION 13 OR 15 (D) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from ______________________________ to ______________________________

Commission File Number 0-24683

Brunner Companies Income Properties L.P. I
(Exact name of small business issuer as specified in its charter)

|                                                                        |  |                                                
|----------------------------------------------------------------------- |  | -----------------------------------------------
|Delaware
(State or other jurisdiction of
incorporation or organization) |  | 31-1266850
(I.R.S. Employer
Identification No.)

3632 Wheeler Road
P.O. Box 204227
Augusta, Georgia 30917-204227
(Address of principal executive offices)

(706) 863-2222
(Registrants telephone number, including area code)

(Former address since last report)

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   o

Indicate the number of shares outstanding of each of the registrants classes
of common stock, as of the latest practicable date.

|                                                 |  |                                
|------------------------------------------------ |  | -------------------------------
|Title
Class A Units 552,000
Class B Units 61,333 |  | Outstanding as of
July 31, 2002





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TABLE OF CONTENTS



|                                             |  |  |  |  |  |  |  | 
|-------------------------------------------- |  |  |  |  |  |  |  | 
|PART I  FINANCIAL STATEMENTS               
|PART II  OTHER INFORMATION                 
|SIGNATURES                                  
|LOAN MODIFICATION AGREEMENT                 
|SECTION 906 CERTIFICATION OF THE CEO AND CFO



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PART I  FINANCIAL STATEMENTS

ITEM 1. FINANCIAL STATEMENTS

BRUNNER COMPANIES INCOME PROPERTIES L.P. I
STATEMENTS OF NET ASSETS IN LIQUIDATION
(in thousands)

|                                                 |                                       |   |           |       |              |   |        |        | 
|------------------------------------------------ | ------------------------------------- | - | --------- | ----- | ------------ | - | ------ | ------ | 
|                                                 |                                       |   | June 30,  |       | December 31,
|                                                 |                                       |   | 2002      |       | 2001        
|                                                 |                                       |   |           |       |             
|                                                 |                                       |   | Unaudited |       | Audited     
|                                                 |                                       |   |           |       |             
|ASSETS                                           |                                       |   |           |       |              |   |        |       
|Unrestricted                                     |                                       |   |           |       |              |   |        |       
|                                                 | Cash                                  |   | $         | 462   |              |   | $      | 460    | 
|                                                 |                                       |   |           |       |              |   |        |       
|Restricted                                       |                                       |   |           |       |              |   |        |       
|                                                 | Cash and escrows                      |   |           | 577   |              |   |        | 457    | 
|                                                 | Accounts receivable, net              |   |           | 4     |              |   |        | 49     | 
|                                                 | Other assets                          |   |           | 23    |              |   |        | 56     | 
|                                                 | Investment properties, net            |   |           | 9,327 |              |   |        | 11,243 | 
|                                                 |                                       |   |           |       |              |   |        |       
|Total restricted assets                          |                                       |   | 9,931     |       |              |   | 11,805 |       
|                                                 |                                       |   |           |       |              |   |        |       
|Total assets                                     |                                       | $ | 10,393    |       |              | $ | 12,265 |       
|                                                 |                                       |   |           |       |              |   |        |       
|LIABILITIES                                      |                                       |   |           |       |              |   |        |       
|Liabilities payable from unrestricted assets     |                                       |   |           |       |              |   |        |       
|                                                 | Liquidation expenses payable          |   | $         | 80    |              |   | $      | 80     | 
|                                                 |                                       |   |           |       |              |   |        |       
|Liabilities payable from restricted assets       |                                       |   |           |       |              |   |        |       
|                                                 | Accounts payable and accrued expenses |   |           | 102   |              |   |        | 150    | 
|                                                 | Accrued property taxes                |   |           | 56    |              |   |        |       | 
|                                                 | Tenant security deposit liabilities   |   |           | 12    |              |   |        | 13     | 
|                                                 | Mortgage notes payable                |   |           | 9,761 |              |   |        | 11,571 | 
|                                                 |                                       |   |           |       |              |   |        |       
|Total liabilities payable from restricted assets |                                       |   | 9,931     |       |              |   | 11,734 |       
|                                                 |                                       |   |           |       |              |   |        |       
|Total liabilities                                |                                       |   | 10,011    |       |              |   | 11,814 |       
|NET ASSETS IN LIQUIDATION                        |                                       |   | 382       |       |              |   | 451    |       
|                                                 |                                       |   |           |       |              |   |        |       
|Total liabilities and net assets in liquidation  |                                       | $ | 10,393    |       |              | $ | 12,265 |       
|                                                 |                                       |   |           |       |              |   |        |       

See Accompanying Notes to Financial Statements

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BRUNNER COMPANIES INCOME PROPERTIES L.P. I
STATEMENTS OF OPERATIONS
(Unaudited)
(in thousands, except unit data)

|                                                       |                            |   |                    |     |                  |   |      |     |      |   |      |     |  |   |       |       | 
|------------------------------------------------------ | -------------------------- | - | ------------------ | --- | ---------------- | - | ---- | --- | ---- | - | ---- | --- |  | - | ----- | ----- | 
|                                                       |                            |   | Three Months Ended |     | Six Months Ended
|                                                       |                            |   | June 30,           |     | June 30,        
|                                                       |                            |   |                    |     |                 
|                                                       |                            |   | 2002               |     | 2001             |   | 2002 |     | 2001
|                                                       |                            |   |                    |     |                  |   |      |     |     
|Revenues:                                              |                            |   |                    |     |                  |   |      |     |      |   |      |     |  |   |       |      
|                                                       | Rental income              |   | $                  | 315 |                  |   | $    | 523 |      |   | $    | 708 |  |   | $     | 1,144 | 
|                                                       | Other income               |   |                    | 22  |                  |   |      | 15  |      |   |      | 58  |  |   |       | 27    | 
|                                                       |                            |   |                    |     |                  |   |      |     |      |   |      |     |  |   |       |      
|Total revenues                                         |                            |   | 337                |     |                  |   | 538  |     |      |   | 766  |     |  |   | 1,171 |      
|                                                       |                            |   |                    |     |                  |   |      |     |      |   |      |     |  |   |       |      
|Expenses:                                              |                            |   |                    |     |                  |   |      |     |      |   |      |     |  |   |       |      
|                                                       | Operating                  |   |                    | 40  |                  |   |      | 44  |      |   |      | 72  |  |   |       | 98    | 
|                                                       | General and administrative |   |                    | 10  |                  |   |      | 20  |      |   |      | 32  |  |   |       | 54    | 
|                                                       | Depreciation               |   |                    |    |                  |   |      | 175 |      |   |      |    |  |   |       | 350   | 
|                                                       | Interest                   |   |                    | 171 |                  |   |      | 307 |      |   |      | 355 |  |   |       | 614   | 
|                                                       | Property taxes             |   |                    | 26  |                  |   |      | 47  |      |   |      | 122 |  |   |       | 76    | 
|                                                       |                            |   |                    |     |                  |   |      |     |      |   |      |     |  |   |       |      
|Total expenses                                         |                            |   | 247                |     |                  |   | 593  |     |      |   | 581  |     |  |   | 1,192 |      
|                                                       |                            |   |                    |     |                  |   |      |     |      |   |      |     |  |   |       |      
|Net income (loss) from operations                      |                            |   | 90                 |     |                  |   | (55  | )   |      |   | 185  |     |  |   | (21   | )    
|Liquidation basis adjustment                           |                            |   | (88                | )   |                  |   |     |     |      |   | (254 | )   |  |   |      |      
|                                                       |                            |   |                    |     |                  |   |      |     |      |   |      |     |  |   |       |      
|Net income (loss)                                      |                            | $ | 2                  |     |                  | $ | (55  | )   |      | $ | (69  | )   |  | $ | (21   | )    
|                                                       |                            |   |                    |     |                  |   |      |     |      |   |      |     |  |   |       |      
|Net loss allocated to General
Partner (1.0%)           |                            |   |                   |     |                  |   | (1   | )   |      |   | (1   | )   |  |   |      |      
|Net loss allocated to Class A
Limited Partners (89.1%) |                            |   | 2                  |     |                  |   | (49  | )   |      |   | (61  | )   |  |   | (19   | )    
|Net loss allocated to Class B
Limited Partners (9.9%)  |                            |   |                   |     |                  |   | (5   | )   |      |   | (7   | )   |  |   | (2    | )    
|                                                       |                            |   |                    |     |                  |   |      |     |      |   |      |     |  |   |       |      
|Net income (loss)                                      |                            | $ | 2                  |     |                  | $ | (55  | )   |      | $ | (69  | )   |  | $ | (21   | )    
|                                                       |                            |   |                    |     |                  |   |      |     |      |   |      |     |  |   |       |      
|Net income (loss) per Class A
Limited
Partnership Unit |                            | $ |                   |     |                  | $ | (.09 | )   |      | $ | (.11 | )   |  | $ | (.03  | )    
|                                                       |                            |   |                    |     |                  |   |      |     |      |   |      |     |  |   |       |      

See Accompanying Notes to Financial Statements

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BRUNNER COMPANIES INCOME PROPERTIES L.P. I
STATEMENT OF CHANGES IN NET ASSETS IN LIQUIDATION
For the Six Months Ended June 30, 2002
(Unaudited)
(in thousands)

|                                                      |                                                                  |                                                   |     |     |        |  
|----------------------------------------------------- | ---------------------------------------------------------------- | ------------------------------------------------- | --- | --- | ------ | -
|Net assets in liquidation at December 31, 2001        |                                                                  | $                                                 | 451 |    
|                                                      |                                                                  |                                                   |     |    
|Changes in net assets in liquidation attributable to: |                                                                  |                                                   |     |    
|                                                      | Unrestricted assets                                              |                                                   |     |     |       
|                                                      |                                                                  | Increase in cash                                  |     | 2   |       
|                                                      |                                                                  |                                                   |     |    
|                                                      | Restricted assets and liabilities payable from restricted assets |                                                   |     |     |       
|                                                      |                                                                  | Increase in cash and escrows                      |     |     | 120    |  
|                                                      |                                                                  | Decrease in accounts receivable, net              |     |     | (45    | )
|                                                      |                                                                  | Decrease in other assets                          |     |     | (33    | )
|                                                      |                                                                  | Decrease in investment properties                 |     |     | (1,916 | )
|                                                      |                                                                  | Decrease in accounts payable and accrued expenses |     |     | 48     |  
|                                                      |                                                                  | Increase in accrued property taxes                |     |     | (56    | )
|                                                      |                                                                  | Decrease in tenant security deposit liabilities   |     |     | 1      |  
|                                                      |                                                                  | Decrease in mortgage notes payable                |     |     | 1,810  |  
|                                                      |                                                                  |                                                   |     |    
|                                                      |                                                                  | Net decrease in restricted assets                 |     |     | (71    | )
|                                                      |                                                                  |                                                   |     |    
|Net decrease in assets in liquidation                 |                                                                  |                                                   | (69 | )  
|                                                      |                                                                  |                                                   |     |    
|Net assets in liquidation at June 30, 2002            |                                                                  | $                                                 | 382 |    
|                                                      |                                                                  |                                                   |     |    
|Net assets in liquidation allocated to:               |                                                                  |                                                   |     |    
|                                                      | General partner                                                  |                                                   | $   | (34 | )     
|                                                      | Class A limited partners  (552,000 units)                       |                                                   |     | 205 |       
|                                                      | Class B limited partners  (61,333 units)                        |                                                   |     | 211 |       
|                                                      |                                                                  |                                                   |     |    
|Net assets in liquidation at June 30, 2002            |                                                                  | $                                                 | 382 |    
|                                                      |                                                                  |                                                   |     |    

See Accompanying Notes to Financial Statements

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BRUNNER COMPANIES INCOME PROPERTIES, L.P. I
NOTES TO FINANCIAL STATEMENTS
(Unaudited)

Note A  Basis of Presentation

Brunner Companies Income Properties L.P. I (the Partnership), is in the
process of liquidation. During 2001 the Partnership owned and operated three
retail shopping centers: Georgetown Landing, Georgetown, South Carolina
(Georgetown Landing); White Horse Plaza, Greenville, South Carolina
(Whitehorse Plaza); and Hitchcock Plaza, Aiken, South Carolina (Hitchcock
Plaza). On November 1, 2001, the Partnership sold Whitehorse Plaza. On
February 15, 2002, Georgetown Landing was sold. The Partnership continues to
own and manage Hitchcock Plaza, which has been listed with a realtor and is
presently available for sale. The Partnership has received and is considering,
along with the Lender, various offers from prospective buyers. Due to the
significant general and administrative expenses required in continuing to
operate as a public partnership, management intends to sell Hitchcock Plaza as
promptly as possible.

As a result of the foregoing, the Partnership adopted the liquidation basis of
accounting at December 31, 2001. Under the liquidation basis of accounting,
assets are adjusted to their estimated net realizable value and liabilities are
presented at their estimated net settlement amounts. The liquidation basis of
accounting also requires management to recognize the estimated costs associated
with carrying out the liquidation. The revaluation of assets and liabilities
and the recognition of estimated liquidation costs require certain judgments,
assumptions and estimates by management, which may change as the liquidation
progresses. Under the liquidation Basis of Accounting the Statements of Net
Assets in Liquidation and Changes in Net Assets in Liquidation are the only
statements required to be presented. The Statements of Operations have been
included in these financial statements for additional analysis.

The accompanying unaudited financial statements of Brunner Companies Income
Properties L.P. I (the Partnership) have been prepared in accordance with
accounting principles generally accepted in the United States of America for
interim financial information and with the instructions to Form 10-QSB and Item
310(b) of Regulation S-B. Accordingly, they do not include all of the
information and footnotes required by accounting principles generally accepted
in the United States of America for complete financial statements. In the
opinion of 104 Management, Inc. (the Managing General Partner), an Ohio
corporation, all adjustments (consisting of normal recurring accruals)
considered necessary for a fair presentation have been included. Operating
results for the three-month and six-month periods ended June 30, 2002 are not
necessarily indicative of the results that may be expected for the fiscal year
ending December 31, 2002. For further information, refer to the financial
statements and footnotes thereto included in the Partnerships annual report on
Form 10-KSB for the fiscal year ended December 31, 2001.

Certain reclassifications have been made to the 2001 information to conform to
the 2002 presentation.

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Note B  Net Adjustment to Liquidation Basis of Accounting

At December 31, 2001, in accordance with the liquidation basis of accounting,
assets were adjusted to their estimated net realizable values. Also, estimated
costs associated with carrying out the liquidation were accrued. Management
presently estimates that all liabilities will be settled at their face amount,
without adjustment.

At June 30, 2002 and March 31, 2002, the carrying value of Hitchcock Plaza was
adjusted by $88,000 and $166,000, respectively, to reflect a decrease in the
estimatable realizable value of this property. The estimatable realizable
value for Hitchcock Plaza is based on the residual value necessary for full
payment of the mortgage note payable after the settlement of all restricted
assets and the settlement of all liabilities payable from restricted assets.

At December 31, 2001, the carrying value of Hitchcock Plaza was adjusted by
$657,000 to its estimated net realizable value. Also, at December 31, 2001,
the carrying value of Georgetown Landing was adjusted to its February 15, 2002
sales price of $1,775,000, which included a gain of $256,000. The net proceeds
of $1,662,000 from this sale, net of commissions and closing costs of $113,000,
were received by the Partnership and remitted to the Lender upon the sale of
Georgetown Landing on February 15, 2002. Prior to the adoption of the
liquidation basis of accounting, investment properties were stated at the lower
of cost or estimated fair value. The statements of net assets in liquidation
as of June 30, 2002 and December 31, 2001 include an estimate of $80,000 in
estimated liquidation costs expected to be settled during the period of
liquidation, based on the assumption that the liquidation process will be
completed during 2002. Because the success in realization of assets and the
settlement of liabilities is based on the Managing General Partners best
estimates, the liquidation period may be shorter than projected or it may be
extended beyond the projected period. Furthermore the actual amounts realized
on assets and the settlement of liabilities could differ from the Managing
General Partners estimate.

Note C  Mortgage Note Payable

Of the Partnerships three original Mortgage notes payable, two have been paid
in full substantially through the sale of the Georgetown Landing and Whitehorse
Plaza investment Properties. The Partnerships remaining nonrecourse mortgage
note payable has been renewed through May 10, 2003. The note may be called
prior to maturity. The lender, New York Life Insurance Company, (the
Lender), has agreed verbally not to foreclose and to allow the Partnership to
continue to operate and to continue to  make monthly note payments of
$75,691 for
interest, principal and escrow based on the existing terms of the note until
the note matures or the Hitchcock Plaza property is sold. Interest on the note
accrues at 7% per annum.

Note D  Kmart Corporation Bankruptcy Filing

The major tenant of Hitchcock Plaza, Kmart Corporation (Kmart), filed for
reorganization under Chapter 11 of the U. S. Bankruptcy Code on January 22,
2002. Pursuant to the bankruptcy proceedings, Kmarts lease, for 86,479 square
feet of space or 37.1% of Hitchcock Plazas square footage, which expires in
2012, may be terminated. Kmart has requested that the Partnership

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voluntarily reduce its monthly rent by 20%. Any change in the terms of the
Kmart lease would require the approval of the Lender. Management of the
Partnership is presently negotiating with Kmart concerning the affirmation of
its lease.

Note E  Allowance For Doubtful Accounts

The Partnership records as an allowance for uncollectable rents 100% of
receivables over ninety days old, 50% of receivables over sixty but less than
ninety one days old and 100% of receivables from former tenants. Increases in
the allowance for uncollectable rents are included in the Statement of
Operations as a charge against rental income. Recoveries of rents previously
reserved are included in rental income as collected.

Note F  Collection of Rents By the Lender

In February 2001, the Lender, pursuant to an assignment of rents provision in
the mortgage note agreements, contacted each tenant of all three Investment
Properties and exercised its right to begin collecting rents directly from each
tenant. Two of the investment properties have been sold by the Partnership and
the Lender continues to collect rents from the tenants of the remaining
investment Property. The Lender has agreed to provide funding from the rents
collected on a monthly basis to the Partnership for all ongoing expenses and
obligations based on a budget approved by the Lender. The Lender has verbally
agreed not to foreclose on the remaining investment property. The Lender has
also agreed that the net cash flows after payment of expenses, debt service and
escrow will be deposited into the Restricted Cash in Escrow account, on a
quarterly basis. Also, in February of 2001, the Lender and Management agreed
to move the Restricted Cash in Escrow account from Regions Bank to a money
market fund account with Eclipse Investment Management, LLC, a subsidiary of
the Lender.

Note G  Transactions with Affiliated Parties

The Partnership has no employees and is dependent on the Managing General
Partner and its affiliates for the management and administration of all
partnership activities. All of the outstanding stock of the Managing General
Partner is owned by BCIP I & III, LLC, an affiliate of Hull/Storey Development,
LLC (Hull/Storey). The partnership agreement provides for payments to
affiliates for property management services based on a percentage of revenue
and for reimbursement of certain expenses incurred by affiliates on behalf of
the Partnership. The following payments were made to affiliates of the Managing
General Partner during the six-months ended June 30, 2002, and 2001. (in
thousands):

|                                                                                           |  |      |    |      |  |   |    | 
|------------------------------------------------------------------------------------------ |  | ---- | -- | ---- |  | - | -- | 
|                                                                                           |  | 2002 |    | 2001
|                                                                                           |  |      |    |     
|Property management fees (included in
operating expenses)                                  |  | $    | 19 |      |  | $ | 19 | 
|Reimbursement for services of affiliates
(included in general and administrative
expenses) |  | $    | 4  |      |  | $ | 13 | 

Additionally, the Partnership paid approximately $11,826 and $2,880 to an
affiliate of the Managing General Partner for lease commissions related to new
leases or lease extensions at the Partnerships properties during the six
months ended June 30, 2002 and 2001, respectively. For 2002, lease commissions
were expensed as operating expenses as incurred under the liquidation basis of
accounting.

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ITEM 2. MANAGEMENTS DISCUSSION AND ANALYSIS OR PLAN OF OPERATIONS

At December 31, 2001, the Partnership adopted the liquidation basis of
accounting. The Partnerships net income, under the liquidation basis of
accounting, for the quarter ended June 30, 2002, was $2,000. Net loss for the
six months ended June 30, 2002 was $69,000. Hitchcock Plaza continues to be
listed for sale. Sales efforts have been hampered due to the uncertainty
caused by the Kmart bankruptcy and general concerns about the present condition
of the economy. Management was able to obtain a one-year loan extension to May
10, 2003, for the Hitchcock Plaza mortgage note payable.

Hitchcock Plaza Lease renewals during second quarter

During the second quarter of 2002 tenants renewing leases at Hitchcock Plaza
included Pro Nails, Polo Cuts, El Rio Mexican Restaurant and Aiken Blimpie
Sandwich Shop. At June 30, 2002, 84% of the available rental space at
Hitchcock Plaza was leased.

Property Tax Expense Resulting From Kmart Bankruptcy

During the first quarter of 2002, the Partnership recognized additional
property taxes of $67,000 relating to Kmart at Hitchcock Plaza. These taxes
are normally paid directly by Kmart with no expense to the Partnership.
However, due to the Chapter 11 Bankruptcy Filing by Kmart on January 22, 2002,
the Partnership accrued the 2001 taxes relating to Kmart and also has accrued
an additional $4,000 of property taxes relating to Kmart for the first 22 days
of the first quarter of 2002. Management is continuing to negotiate with Kmart
Corporation concerning the reaffirmation of its lease at Hitchcock Plaza.

Refund of Prior Period Property Taxes Paid on Sale of Whitehorse Plaza

During the first quarter of 2002, the Partnership recorded as other income a
refund of $34,000 of property taxes paid at the closing of the sale of
Whitehorse Plaza in November of 2001. During the second quarter an additional
$20,003 refund was recognized (as agreed upon by the Partnership and the buyer)
and was collected in July 2002. These taxes were originally paid contingent on
the settlement of a tax appeal as to the final amount. The appeal has been
settled and the amount refunded was based on the decrease in the tax assessment
on the property and settlement costs.

Cash Flow and Liquidity

Management continues to expect that the continued operation of Hitchcock Plaza
will generate sufficient cash flow to meet its current cash flow requirements
with the exception of the repayment in full of its mortgage note payable, which
is now due in full on May 10, 2003. The Lender has the right to foreclose on
the property, but has verbally agreed not to do so. The Partnership has no
other sources of liquidity and continues to operate subject to the immediate
call and foreclosure of the mortgage note payable by the Lender.

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Other

Certain items discussed in this quarterly report may constitute forward-looking
statements within the meaning of the Private Securities Litigation Reform Act
of 1995 (the Reform Act) and as such may involve known and unknown risks,
uncertainties and other factors which may cause the actual results, performance
or achievements of the Partnership to be materially different from any future
results, performance, or achievements expressed or implied by such
forward-looking statements. Such forward-looking statements speak only as of
the date of this quarterly report. The Partnership expressly disclaims any
obligation or undertaking to release publicly any updates of revisions to any
forward-looking statements contained herein to reflect any change in the
Partnerships expectations with regard thereto or any change in events,
conditions or circumstances on which any such statement is based.




PART II  OTHER INFORMATION

ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K

|    |  |                                                                                                                                                         
|--- |  | --------------------------------------------------------------------------------------------------------------------------------------------------------
|(a) |  | Exhibit 10.68                                                                                                                                           
|   
|    |  | Loan Modification Agreement, dated June 2002, effective May 10,
2002, relating to Hitchcock Plaza, with New York Life Insurance
Company as Secured Party
|   
|(b) |  | Exhibit 99.1
 
Certification Required Under the Sarbanes-Oxley Act of 2002                                                                              
|   
|(c) |  | Reports on Form 8-K:                                                                                                                                    
|   
|    |  | No reports on Form 8-K were filed during the quarter ended June 30, 2002.                                                                               

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SIGNATURES

In accordance with the requirements of the Exchange Act, the registrant caused
this report to be signed on its behalf by the undersigned, thereunto duly
authorized.

| |  |                                            |  |                                                           
| |  | ------------------------------------------ |  | ----------------------------------------------------------
| |  | BRUNNER COMPANIES INCOME PROPERTIES L.P. I
|
| |  | By:                                        |  | Brunner Management Limited Partnership
Its General Partner
|
| |  | By:                                        |  | 104 Management, Inc.
Its Managing General Partner         
|
| |  | By:                                        |  | /s/ James M. Hull                                         
| |  |                                            |  |                                                           
| |  |                                            |  | James M. Hull
President and Director                      
|
| |  | By:                                        |  | /s/ Deborah Mosley                                        
| |  |                                            |  |                                                           
| |  |                                            |  | Deborah Mosley
Chief Accounting Officer                   
|
| |  | Date:                                      |  | August 13, 2002                                           

-10-