Document:

EXHIBIT 10.2

                                CRIT-VA II, INC.

                                     BYLAWS

                                    ARTICLE I
                            MEETINGS OF SHAREHOLDERS

         1.1 PLACE AND TIME OF MEETINGS.  Meetings of shareholders shall be held
at such place,  either within or without the  Commonwealth  of Virginia,  and at
such time,  as may be provided in the notice of the meeting and  approved by the
President or the Board of Directors.

         1.2 ANNUAL MEETING.  The annual meeting of shareholders,  shall be held
on the  second  Tuesday  in  August of each  year,  or on such  date,  as may be
designated  by  resolution  of the Board of Directors  from time to time for the
purpose of electing directors and conducting such other business as may properly
come before the meeting.

         1.3  SPECIAL  MEETINGS.  Special  meetings of the  shareholders  may be
called by the  President  or the Board of  Directors  and shall be called by the
Secretary upon demand of  shareholders  as required by law. Only business within
the  purpose  or  purposes  described  in the  notice  for a special  meeting of
shareholders may be conducted at the meeting.

         1.4 RECORD DATES. The Board of Directors may fix, in advance,  a record
date to make a determination  of shareholders  entitled to notice of, or to vote
at, any meeting of  shareholders,  to receive any  dividend or for any  purpose,
such date to be not more than  seventy  (70) days  before the  meeting or action
requiring a determination  of  shareholders.  If no such record date is set then
the  record  date shall be the close of  business  on the day before the date on
which the first notice is given.

         When a determination of shareholders  entitled to notice of, or to vote
at, any  meeting of  shareholders  has been made,  such  determination  shall be
effective for any adjournment of the meeting unless the Board of Directors fixes
a new record date,  which it shall do if the meeting is adjourned to a date more
than one  hundred  twenty  (120)  days  after the date  fixed  for the  original
meeting.

         1.5 NOTICE OF MEETINGS.  Written notice stating the place, day and hour
of each meeting of shareholders  and, in case of a special meeting,  the purpose
or purposes  for which the  meeting is called,  shall be given not less than ten
(10) nor more than sixty (60) days before the

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date of the meeting (except when a different time is required in these Bylaws or
by law) either personally or by mail, courier,  facsimile,  email, or other form
of wire or wireless  communication,  to each  shareholder of record  entitled to
vote at such  meeting.  Each such notice shall be deemed  effective  on: (a) the
fifth (5th)  business day after being mailed by United  States  certified  mail,
return receipt requested,  postage prepaid;  (b) the day when delivered by hand;
(c) the first  business  day after  being  deposited  with a national  overnight
courier; or (d) the day when transmitted by facsimile or email with confirmation
of receipt or successful transmission.

         If a meeting is adjourned to a different  date,  time or place,  notice
need not be given if the new date,  time or place is  announced  at the  meeting
before  adjournment.  However,  if a new record date for an adjourned meeting is
fixed,  notice of the adjourned meeting shall be given to shareholders as of the
new record date, unless a court of competent jurisdiction provides otherwise.

         1.6 WAIVER OF NOTICE.  A shareholder  may waive any notice  required by
law, the Articles of  Incorporation or these Bylaws before or after the date and
time of the meeting that is the subject of such  notice.  The waiver shall be in
writing,  be signed by the shareholder  entitled to the notice, and be delivered
to the Secretary of the  Corporation for inclusion in the minutes or filing with
the corporate records.

         A shareholder who attends a meeting waives any objection (a) to lack of
notice or  defective  notice  of the  meeting,  unless  the  shareholder  at the
beginning of the meeting objects to holding the meeting or transacting  business
at the meeting,  and (b) to consideration of a particular  matter at the meeting
that is not within the purpose or  purposes  described  in the  meeting  notice,
unless the shareholder objects to considering the matter when it is presented.

         1.7 QUORUM AND VOTING REQUIREMENTS. Unless otherwise required by law, a
majority of the votes  entitled to be cast on a matter  constitutes a quorum for
action on that matter. Once a share is represented for any purpose at a meeting,
it is deemed  present for quorum  purposes for the  remainder of the meeting and
for any  adjournment of that meeting unless a new record date is or shall be set
for that adjourned meeting. If a quorum exists,  action on a matter,  other than
the  election of  directors,  is approved if the votes cast  favoring the action
exceed  the  votes  cast  opposing  the  action,  unless  a  greater  number  of
affirmative votes is required by law.  Directors shall be elected by a plurality
of the votes cast by the shares entitled

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to vote in the  election at a meeting at which a quorum is present.  Less than a
quorum may adjourn a meeting.

         1.8 ACTION WITHOUT MEETING. Action required or permitted to be taken at
a meeting of the  shareholders may be taken without a meeting and without action
by the  Board of  Directors  if the  action  is  taken  by all the  shareholders
entitled to vote on the action.  The action  shall be  evidenced  by one or more
written consents describing the action taken, signed by all the shareholders and
delivered to the  Secretary of the  Corporation  for inclusion in the minutes or
filing with the corporate  records.  Action taken by unanimous  consent shall be
effective  according to its terms when all consents are in the possession of the
Corporation,  unless the consent specifies a different  effective date, in which
event the action  taken  shall be  effective  as of the date  specified  therein
provided that the consent  states the date of execution by each  shareholder.  A
shareholder  may  withdraw  a consent  only by  delivering  a written  notice of
withdrawal  to the  Corporation  prior to the time that all  consents are in the
possession of the Corporation.

         If not  otherwise  fixed  pursuant to the  provisions  of Section,  the
record date for  determining  shareholders  entitled  to take  action  without a
meeting is the date the first  shareholder  signs the consent  described  in the
preceding paragraph.

                                   ARTICLE II
                                    DIRECTORS

         2.1 GENERAL POWERS.  The  Corporation  shall have a Board of Directors.
All  corporate  powers shall be exercised by or under the  authority of, and the
business and affairs of the  Corporation  managed  under the  direction  of, its
Board of  Directors,  subject to any  limitation  set forth in the  Articles  of
Incorporation.  Notwithstanding  any  provision of these Bylaws to the contrary,
the   Corporation   shall  comply  with  all   provisions  of  its  Articles  of
Incorporation  regarding  the  Board  of  Directors,  including  any  provisions
relating to the composition thereof or approval thereby.

         2.2  NUMBER,  TERM  AND  ELECTION.  The  number  of  directors  of  the
Corporation  shall be a minimum of one (1) and a maximum of five (5). The number
of directors  may be fixed or changed from time to time,  within the minimum and
the  maximum,  by the  shareholders  or by the  Board  of  Directors.  Only  the
shareholders  may  change  the  range of the size of the Board of

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Directors  or  determine  whether the Board of  Directors  shall have a fixed or
variable  size.  No decrease in number shall have the effect of  shortening  the
term of any incumbent director. Each director shall hold office until his death,
resignation, retirement or removal, or until his successor is elected.

         Except as provided in Section 2.3 of this Article, the directors (other
than initial  directors) shall be elected by the holders of the Common Shares at
the annual meeting of  shareholders,  and those persons who receive the greatest
number of votes  shall be  deemed  elected  even  though  they do not  receive a
majority  of the  votes  cast.  No  individual  shall be named or  elected  as a
director without his prior consent.

         2.3  REMOVAL AND  VACANCIES.  The  shareholders  may remove one or more
directors,  with or  without  cause,  if the  number of votes cast to remove him
constitutes  a  majority  of the votes  entitled  to be cast at an  election  of
directors.  A  director  may be removed  by the  shareholders  only at a meeting
called for the  purpose of removing  him and the meeting  notice must state that
the purpose, or one of the purposes of the meeting, is removal of the director.

         A vacancy on the Board of Directors, including a vacancy resulting from
the  removal of a director or an  increase  in the number of  directors,  may be
filled  by (a)  the  shareholders,  (b)  the  Board  of  Directors  or  (c)  the
affirmative  vote of a majority of the  remaining  directors  though less than a
quorum of the Board of  Directors,  and may, in the case of a  resignation  that
will become  effective at a specified  later date,  be filled before the vacancy
occurs but the new director may not take office until the vacancy occurs.

         2.4  ANNUAL AND  REGULAR  MEETINGS.  An annual  meeting of the Board of
Directors,   which  shall  be  considered  a  regular  meeting,  shall  be  held
immediately  following each annual meeting of  shareholders,  for the purpose of
electing  officers  and  carrying on such other  business as may  properly  come
before  the  meeting.  The  Board of  Directors  may also  adopt a  schedule  of
additional meetings which shall be considered regular meetings. Regular meetings
shall  be  held  at such  times  and at  such  places,  within  or  without  the
Commonwealth  of Virginia,  as the  President  or the Board of  Directors  shall
designate from time to time. If no place is designated,  regular  meetings shall
be held at the principal office of the Corporation.

         2.5 SPECIAL MEETINGS. Special meetings of the Board of Directors may be
called by the President or a majority of the directors of the  Corporation,  and
shall  be  held  at such  times  and at  such  places,  within  or  without  the
Commonwealth  of Virginia,  as the person or persons  calling

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the meetings shall designate.  If no such place is designated in the notice of a
meeting, it shall be held at the principal office of the Corporation.

          2.6 NOTICE OF MEETINGS. No notice need be given of regular meetings of
the Board of Directors.

          Notices of special  meetings of the Board of Directors  shall be given
to each director in person or delivered to his residence or business address (or
such other place as he may have  directed in writing) not less than  twenty-four
(24) hours before the meeting by mail, courier,  facsimile, email, or other form
of wire or wireless communication or by telephoning such notice to him. Any such
notice  shall set forth the time and place of the  meeting and state the purpose
for which it is called.

         2.7 WAIVER OF NOTICE;  ATTENDANCE AT MEETING.  A director may waive any
notice required by law, the Articles of Incorporation, or these Bylaws before or
after  the  date  and time  stated  in the  notice,  and  such  waiver  shall be
equivalent  to the  giving  of such  notice.  Except  as  provided  in the  next
paragraph  of this  section,  the  waiver  shall be in  writing,  signed  by the
director entitled to the notice and filed with the minutes or corporate records.

         A director who attends or participates at a meeting waives any required
notice to him of the  meeting  unless  the  director,  at the  beginning  of the
meeting  or  promptly  upon his  arrival,  objects  to  holding  the  meeting or
transacting  business at the meeting and does not thereafter vote for, or assent
to, action taken at the meeting.

         2.8  QUORUM;  VOTING.  A majority of the number of  directors  fixed in
these Bylaws  shall  constitute  a quorum for the  transaction  of business at a
meeting of the Board of Directors.  If a quorum is present when a vote is taken,
the  affirmative  vote of a majority of the directors  present is the act of the
Board of  Directors.  A  director  who is  present  at a meeting of the Board of
Directors  or a committee  of the Board of Directors  when  corporate  action is
taken is deemed to have  assented to the action  taken  unless (a) he objects at
the  beginning of the meeting,  or promptly  upon his arrival,  to holding it or
transacting  specified  business at the  meeting;  or (b) he votes  against,  or
abstains from, the action taken.

         2.9 TELEPHONIC  MEETINGS.  The Board of Directors may permit any or all
directors  to  participate  in a regular or special  meeting  by, or conduct the
meeting  through the use of, any means of  communication  by which all directors
participating may simultaneously  hear each other

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during  the  meeting.  A  director  participating  in a meeting by this means is
deemed to be present in person at the meeting.

         2.10 ACTION WITHOUT  MEETING.  Action required or permitted to be taken
at a meeting  of the Board of  Directors  may be taken  without a meeting if the
action is taken by all members of the Board.  The action  shall be  evidenced by
one or more written consents  stating the action taken,  signed by each director
either  before or after the action  taken,  and included in the minutes or filed
with the corporate records reflecting the action taken.  Action taken under this
section shall be effective  when the last director  signs the consent unless the
consent specifies a different effective date, in which event the action taken is
effective as of the date specified  therein provided the consent states the date
of execution by each director.

          2.11 COMPENSATION.  The Board of Directors may fix the compensation of
directors  and may provide for the payment of all  expenses  incurred by them in
attending meetings of the Board of Directors.

                                   ARTICLE III
                                    OFFICERS

         3.1 OFFICERS.  The officers of the Corporation shall be a President and
a  Secretary  and,  in the  discretion  of the Board of  Directors,  such  other
officers as may be deemed necessary or advisable to carry on the business of the
Corporation. Any two or more offices may be held by the same person.

         3.2 ELECTION AND TERM.  Officers shall be elected at the annual meeting
of the Board of Directors  and may be elected at such other time or times as the
Board of Directors  shall  determine.  They shall hold office,  unless  removed,
until  the next  annual  meeting  of the  Board  of  Directors  or  until  their
successors  are elected.  Any officer may resign at any time upon written notice
to the Board of Directors,  and such resignation  shall be effective when notice
is delivered unless the notice specifies a later effective date.

          3.3 REMOVAL OF OFFICERS. The Board of Directors may remove any officer
at any time, with or without cause.

          3.4 DUTIES OF OFFICERS.  The  President  shall be the chief  executive
officer of the Corporation. He and the other officers shall have such powers and
duties as generally  pertain to their respective  offices as well as such powers
and  duties  as may be  delegated  to them  from  time

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to time by the Board of Directors.  The President, if present, shall be chairman
of all meetings of the shareholders  and the Board of Directors,  as well as any
committee of which he is a member.

                                   ARTICLE IV
                               SHARE CERTIFICATES

         4.1 FORM. Shares of the Corporation,  when fully paid, may be evidenced
by certificates  containing such  information as is required by law and approved
by the  Board of  Directors.  Any  share  certificates  shall be  signed  by the
President  and the  Secretary  and may (but need not) be sealed with the seal of
the  Corporation.  The seal of the  Corporation  and any or all  signatures on a
share certificate may be facsimile. The validity of a share certificate that has
been duly signed by an officer of the  Corporation  shall not be affected in any
way in the event that such officer,  subsequent to such signature,  ceases to be
an officer of the Corporation.

         4.2  TRANSFER.  The Board of Directors  may make rules and  regulations
concerning the issue, registration and transfer of certificates representing the
shares  of  the  Corporation.  Transfers  of  shares  and  of  the  certificates
representing  such  shares  shall be made upon the books of the  Corporation  by
surrender of the certificates  representing  such shares  accompanied by written
assignments given by the owners or their attorneys-in-fact.

         4.3 RESTRICTIONS ON TRANSFER.  A lawful  restriction on the transfer or
registration of transfer of shares is valid and  enforceable  against the holder
or a transferee of the holder if the restriction  complies with the requirements
of law and its  existence  is noted  conspicuously  on the  front or back of the
certificate  representing  the  shares.  Unless  so noted a  restriction  is not
enforceable against a person without knowledge of the restriction.

         4.4 LOST OR DESTROYED SHARE  CERTIFICATES.  The Corporation may issue a
new share certificate in the place of any certificate  theretofore  issued which
is  alleged to have been lost or  destroyed  and may  require  the owner of such
certificate,  or his legal representative,  to give the Corporation a bond, with
or without surety, or such other agreement, undertaking or security as the Board
of Directors  shall  determine is  appropriate,  to  indemnify  the  Corporation
against any claim that may be made  against it on account of the alleged loss or
destruction or the issuance of any such new certificate.

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                                    ARTICLE V
                            MISCELLANEOUS PROVISIONS

          5.1 CORPORATE  SEAL.  The corporate seal of the  Corporation,  if any,
shall be  circular  and shall  have  inscribed  thereon,  within  and around the
circumference the full name of the Corporation.  In the center shall be the word
"SEAL" or a substantially similar term.

          5.2  FISCAL  YEAR.  The  fiscal  year  of  the  Corporation  shall  be
determined in the  discretion  of the Board of Directors,  but in the absence of
any such determination it shall be the calendar year.

          5.3 AMENDMENTS.  Except as otherwise provided by law, these Bylaws may
be amended  or  repealed,  and new Bylaws may be made at any  regular or special
meeting of the Board of Directors.  Bylaws made by the Board of Directors may be
repealed  or changed  and new Bylaws  may be made by the  shareholders,  and the
shareholders  may  prescribe  that any Bylaw made by them shall not be  altered,
amended or repealed by the Board of Directors.

                                       8EXHIBIT 10.3

                          PROPERTY MANAGEMENT AGREEMENT

     This  Agreement  (the  "Agreement")  is made as of  March  23,  2001 by and
between CRIT-VA II, Inc., a Virginia corporation (the "Owner"),  and Cornerstone
Realty Income Trust, Inc., a Virginia corporation (the "Manager").

                                    RECITALS:

         Owner is the owner of the  apartment  communities  listed on Schedule A
hereto  (collectively,  the "Properties").  Owner has selected Manager to manage
the Properties on the terms and conditions set forth in this Agreement.

         NOW  THEREFORE,  for  good  and  valuable  consideration,  receipt  and
sufficiency  of which are  hereby  acknowledged,  the  parties  hereto  agree as
follows:

          1.  Designation of Property  Manager.  Owner hereby engages Manager as
the sole and exclusive manager to rent, manage and operate the Properties,  upon
the  conditions  and for the term and  compensation  herein set forth.  All or a
portion  of the  services  being  performed  by  Manager  may be  contracted  or
subcontracted to another property management company, provided that such company
agrees in writing to be bound by the terms of this Agreement.

          2. Term of  Agreement.  This  Agreement  shall be valid for an initial
term of two (2) years. In the event Owner sells its interest in a Property, this
Agreement  will  terminate as to such Property upon the date of such sale.  This
Agreement shall renew  automatically  for successive  terms of two (2) years, on
the same terms and  conditions  as set forth in this  Agreement,  unless a party
elects not to renew this  Agreement by  delivering  written  notice to the other
party at least sixty (60) calendar days before the end of any two-year term.

          3. Acceptance of Engagement.  Manager hereby accepts its engagement as
the manager of the Properties  and agrees to perform all services  necessary for
the care,  protection,  maintenance  and  operation of the  Properties.  Without
limiting the scope of the foregoing:

                   (a) Manager shall collect all rents and other income from the
Properties,  provided that nothing herein contained shall constitute a guarantee
by Manager of the payment of rent by tenants.

                   (b) Manager  shall  purchase,  at the  expense of Owner,  all
equipment, tools, appliances, materials, supplies and uniforms necessary for the
maintenance or operation of the Properties.

                   (c) Manager shall contract on behalf of Owner for water, gas,
electricity  and other services  necessary for the operation and  maintenance of
the Properties.

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                   (d) Manager  shall  advertise  for the rental of units at the
Properties, the cost of which shall be paid by Owner.

                   (e)  Manager  shall use all  reasonable  efforts  to keep the
Properties  rented by procuring  tenants for the Properties and  negotiating and
executing on behalf of Owner all leases for units at the Properties.

                   (f) Manager shall hire,  evaluate,  supervise,  discharge and
pay all employees or  contractors  necessary for the management and operation of
the Properties.  Owner agrees that all wages and  compensation  (and federal and
state  unemployment  insurance and other required  charges) with respect to such
employees and contractors shall be paid from Owner's funds.

                   (g)  Manager  shall  prepare  and file all  returns and other
documents  (other  than  promissory  notes,  mortgages,  deeds of trust or other
documents or instruments which would encumber the Properties) required under the
Federal Insurance Contributions Act and the Federal Unemployment Tax Act, or any
similar  federal or state  legislation.  Manager  also shall  file  returns  and
reports,  and pay from Owner's  funds,  all sums as may be required from time to
time by the states or localities in which the Properties are located.

                   (h) Manager  shall  maintain  accurate and complete  books of
account  with  entries  for all  receipts  and  expenditures,  and such books of
account  shall be the  property  of Owner  and shall at all times be open to the
inspection of Owner, or any of its employees or duly authorized agents.

                   (i) Manager  shall  deliver to Owner of all  lenders'  annual
property  inspection  letters regarding repairs necessary to avoid mortgage loan
defaults. Manager shall deliver a detailed monthly statement of all receipts and
disbursements  on or before the 20th day of each month for the preceding  month.
Such  statement  shall show the status of  collections,  shall be  supported  by
cancelled  checks,  vouchers,   duplicate  invoices  and  similar  documentation
covering all items of income and expense,  and shall be kept in Manager's office
and shall be available for inspection by Owner's  representatives  at all times.
Manager also shall deliver a monthly operating  statement showing the income and
expense  for the  month,  for the  year-to-date  and for the  same  month of the
preceding  year.  The cost of performing the  accounting  functions  outlined in
paragraph  (h) and this  paragraph  (i) shall be paid by Owner  pursuant  to the
terms of this Agreement.

                   (j) Manager shall deliver to Owner annual reports  containing
a composite  financial report of the monthly  statements  provided in accordance
with  paragraph  (i),  plus a statement by Manager as to the  operations  of the
Properties during the previous year and recommendations, if any, as to necessary
policy  changes or  improvements  for the  forthcoming  year,  accompanied by an
estimated budget for such items.

                   (k) Manager shall deliver to Owner from time to time,  and at
least semi-annually, a tentative budget of expenses.

                   (l) Manager shall deliver to Owner from time to time,  and at
least  annually,  the following  schedules with respect to the  Properties:  (1)
forecast of rental and occupancy changes;

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(2)  review of lease  negotiations;  (3)  annual  analysis  of  leases;  and (4)
schedule of capital improvements and method of financing such improvements.

                   (m) Manager shall deliver to Owner,  on a regular basis,  all
forms  necessary to operate and lease the  Properties  and manage the personnel,
including but not limited to form leases, contracts and management policies.

                   (n) During the initial term of this Agreement,  Manager shall
supervise the transition  from the former owners of the Properties and shall, to
the extent  necessary,  implement  new  management  systems  with respect to the
operation of the Properties.

         4.  Deposits of Rent and Other  Income.  All sums  received from rents,
tenant security deposits or other deposits on units at the Properties,  deposits
on keys and other income from the Properties, shall be deposited as collected by
Manager  to the  credit of Owner in such bank or banks as may be  designated  by
Owner from time to time.  Such funds shall be disbursed only in accordance  with
the terms of each particular  lease and any applicable  federal,  state or local
laws, regulations or ordinances.

         5. Insurance.  Owner shall place all insurance policies with respect to
the Properties and their  operation.  Manager shall be included as an insured in
the  policies  covering  general   liability,   public  liability  and  workers'
compensation  insurance.  In the event  Manager is  authorized by Owner to place
insurance policies,  the companies,  the general agents, the amounts of coverage
and the risks insured shall be subject to the approval of Owner.

         6.  Indemnification.  Owner hereby agrees to indemnify Manager against,
and to  hold  Manager  harmless  from,  any  loss,  cost or  expense  (including
reasonable investigative expenses and legal fees), judgment,  award, settlement,
fine,  penalty and liability of any kind incurred by or asserted against Manager
by reason of, or in connection  with, the engagement of Manager  hereunder,  the
performance  by Manager of the services  described  herein or the  occurrence or
existence  of any event or  circumstance  which  results  or is  alleged to have
resulted in any death or injury to any person, any destruction of, or damage to,
any of the Properties,  or any suit, action or proceeding  (whether  threatened,
initiated or completed) arising from any of the foregoing.  Notwithstanding  the
preceding,  however,  no such  indemnification  of  Manager  shall be made,  and
Manager shall indemnify  Owner against,  and shall hold Owner harmless from, any
loss  that  a  court  of  competent  jurisdiction  shall  determine,   by  final
adjudication,  to have resulted  from willful  misconduct,  gross  negligence or
fraud by or on the part of Manager.

         7. Compensation of Manager for Managing the Properties. Owner shall pay
to Manager a "Property Management Fee" for management of the Properties pursuant
to this  Agreement in an amount equal to five percent (5%) of the monthly  gross
revenues  from the  Properties.  The  Property  Management  Fee shall be paid to
Manager  on or before  the 10th day of each  month  and shall be based  upon the
income from the  Properties  received by Owner (for such month) by such date. If
additional  income from the Properties is received by Owner after such date, the
sum due to Manager  with  respect  to such  additional  income  shall be paid to
Manager when Manager is paid its fees for the next succeeding month.

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         8.  Reimbursement  of  Expenses.  Owner  shall  reimburse  Manager  for
Manager's expenses, including salaries and related overhead expenses, associated
with bookkeeping,  accounting and financial reporting services pertaining to the
Properties.

         9. Reserves for Capital Items.  Owner  acknowledges  that the budget of
expenses  prepared  by Manager,  pursuant to  paragraph  3(k),  shall  contain a
category  labeled  "Reserve for Capital  Items." Owner agrees to place rents and
other income in a bank account,  or to permit Manager to transfer  Owner's funds
to such  account,  in  sufficient  amounts to meet the needs  reflected  in such
budget.  Such  funds  shall be  placed  in the  account  on a  monthly  basis as
reflected in the budget.

         10. Cash Flow. Owner  acknowledges that the budget of expenses prepared
by Manager,  pursuant to paragraph 3(k),  shall contain a category labeled "Cash
Flow." Owner agrees, in the event that the budgeted cash flow for the Properties
is negative in any month covered by the budget,  to place  sufficient funds in a
bank account, or to permit Manager to transfer Owner's funds to such account, to
correct  the  budgeted  operating  deficit.  Such funds  shall be placed in such
account at least forty-five (45) calendar days before the budgeted deficit is to
occur.

         11. Power of Attorney.  Owner hereby  makes,  constitutes  and appoints
Manager as Owner's true and lawful attorney-in-fact,  for Owner and in its name,
place and stead and for its use and benefit,  to sign,  acknowledge and file all
documents and agreements (other than promissory notes, mortgages, deeds of trust
or other documents or instruments which would encumber the Properties) necessary
to perform or effect the duties and  obligations  of Manager  under the terms of
this  Agreement.  The foregoing power of attorney is a special power of attorney
coupled with an interest, and may only be terminated by canceling this Agreement
as provided herein.

         12.  Relationship of Parties.  The parties agree and  acknowledge  that
Manager is, and shall operate as, an independent contractor in performing duties
and services under this Agreement,  and shall not be deemed an employee or agent
of Owner.

         13.   Entire   Agreement.   This   Agreement   represents   the  entire
understanding  between  the  parties  hereto  with  regard  to the  transactions
described herein and may only be amended by a written  instrument  signed by the
party against whom enforcement is sought.

         14.  Governing  Law.  This  Agreement  shall be construed in accordance
with,  and be governed by, the laws of the  Commonwealth  of  Virginia,  without
regard to any rules or principles thereof regarding choice or conflicts of laws.

                          (next page is signature page)

                                       4
<PAGE>

WITNESS the following signatures:

OWNER:                                      CRIT-VA II, Inc.
                                            a Virginia corporation

                                            By:  /s/ Stanley J. Olander, Jr.
                                                 ---------------------------
                                                 Stanley J. Olander, Jr.,
                                                 Vice President

MANAGER:                                   Cornerstone Realty Income Trust, Inc.
                                           a Virginia corporation

                                           By:  /s/ Stanley J. Olander, Jr.
                                                 ---------------------------
                                                 Stanley J. Olander, Jr.,
                                                 Executive Vice President

                                       5
<PAGE>

                                   SCHEDULE A

                              (List of Properties)

The Properties consist of those real properties,  together with all improvements
thereon, that are located at the following addresses:

         Greenbrier Apartments
         1 Greenbrier Drive
         Fredericksburg, Virginia  22401

         Harbour Club Apartments
         226 Birch Lake Road
         Virginia Beach, Virginia  23451

                                       6

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