Document:

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                                                                   Exhibit 10(h)

                             BUSINESS LOAN AGREEMENT

Agreement by and between NATIONAL CITY BANK OF THE MIDWEST, (herein termed
"Bank"), and UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND II, A MICHIGAN
LIMITED PARTNERSHIP (herein termed "Borrower"). Borrower has requested certain
extensions of credit which will be evidenced by a promissory note(s) as follows:

COMMERCIAL NOTE: REVOLVING CREDIT IN THE AMOUNT OF ONE MILLION FIVE HUNDRED AND
00/100 DOLLARS ($1,500,000.00) DATED OCTOBER 19, 2005.

In consideration of the mutual promises set forth herein and the extension(s)
of credit as described above and subject to Borrower's satisfactory fulfillment
of all conditions precedent to the borrowing, Bank and Borrower
agree as follows:

                             ARTICLE I - DEFINITIONS

The following terms shall have the following meanings in this Agreement:

1.1      All Accounting terms not specifically defined herein shall have the
         meaning of such terms as used in accordance with generally accepted
         accounting principles. In the event of a dispute relative to the
         meaning of an accounting term, the determination thereof by an
         independent certified public accountant, chosen by the Borrower, and
         acceptable to the Bank shall be controlling.

1.2      "INDEBTEDNESS" means and includes:

         (a)      All indebtedness and liabilities of whatsoever kind, nature
                  and description owed to Bank by Borrower, whether direct or
                  indirect, absolute or contingent, due or to become due or
                  whether now existing or hereafter arising, and howsoever
                  evidenced or acquired, and whether joint or several, and
                  including, costs and expenses described in Section 12.3 of
                  this Agreement and, without limitation,

         (b)      All future advances which the Bank at any time may, but shall
                  not be required to, make for the protection or preservation of
                  the Bank's rights and interests arising hereunder, including,
                  without limitation, advances for taxes, levies, assessments,
                  insurance, and reasonable attorneys' fees,

         (c)      All costs and expenses incurred by the Bank in connection with
                  enforcement of the documents evidencing or securing the
                  Indebtedness or incurred in the protection and preparation for
                  sale of any of its collateral including, without limitation,
                  attorneys' fees and court costs, and

         (d)      All obligations arising out of foreign exchange contracts
                  between the Borrower and the Bank or any bank or financial
                  institution which is an affiliate of NATIONAL CITY BANK OF THE
                  MIDWEST, FORMERLY KNOWN AS NATIONAL CITY BANK OF
                  MICHIGAN/ILLINOIS, and all obligations arising out of the
                  issuance of a letter or letters of credit at the request of
                  the Borrower of the Bank or any bank or financial institution
                  which is an affiliate of NATIONAL CITY BANK OF THE MIDWEST,
                  FORMERLY KNOWN AS NATIONAL CITY BANK OF MICHIGAN/ILLINOIS.

1.3      "LOAN DOCUMENTS" means any document evidencing the Indebtedness, any
         document securing the Indebtedness, any guarantee of the Indebtedness
         and any document executed in connection with or referred to in any of
         the foregoing.

1.4      "NOTE" shall mean any promissory note of the Borrower evidencing any
         loan or advance or extension or renewal thereof made by the Bank to the
         Borrower, under this Agreement.

1.5      "PERSON" shall mean and include an individual, partnership,
         corporation, limited liability company, trust, unincorporated
         organization, government or any department or agency thereof.

1.6      "RELATED PERSON" shall include, but shall not be confined to, any
         Person related to Borrower by common control or ownership.

<PAGE>

1.7      "SUBORDINATED DEBT" shall mean indebtedness of the Borrower owed to any
         officer, employee, director, shareholder or Related Person which is
         subordinated to all Indebtedness, of the Borrower to the Bank under the
         terms and conditions approved in writing by the Bank.

                   ARTICLE II - REPRESENTATIONS AND WARRANTIES

Borrower represents and warrants that:

2.1      It is a duly organized, legally existing LIMITED PARTNERSHIP in good
         standing under the laws of the State of Michigan and qualified to do
         business in any other state in which it conducts its business.

2.2      It has the power and is duly authorized to enter into this Agreement
         and to execute and deliver to the Bank, now and from time to time
         hereafter, additional instruments, resolutions, agreements and other
         instruments or documents relating to the borrowing of monies from the
         Bank. It has, by proper action, authorized and empowered those persons
         whose signatures appear on this Agreement, and any instruments,
         documents and exhibits that have been delivered in connection herewith,
         to execute the same for and on its behalf.

2.3      The execution by it of this Agreement or any other agreements,
         instruments, or documents which may, from time to time hereafter, be
         executed in respect hereto and delivered to Bank, shall not constitute
         a breach of any provisions contained in its articles of incorporation
         or bylaws, or if applicable, partnership agreement, or any agreements
         to which it is now a party and that the performance by it of its
         obligations hereunder or any agreements executed by it and delivered
         hereunder shall not constitute an event of default under any other
         agreement to which it is now a party.

2.4      The financial statements of the Borrower delivered to the Bank
         accurately state the financial condition of the Borrower as of the
         date of such statements. The Borrower has disclosed to the Bank in
         writing all of its known material liabilities, direct or contingent.
         None of the statements, representations or warranties (financial or
         otherwise) furnished by the Borrower to the Bank in connection with
         this Agreement contain any untrue statements, nor omit or will omit a
         material fact necessary to make the statements contained therein or
         herein, in light of the circumstances when made, not misleading. There
         is no fact which the Borrower has not disclosed to the Bank in writing
         which has a material adverse effect on the properties, business or
         condition (financial or otherwise) of the Borrower, or of the ability
         of the Borrower to fully perform its obligations under this Agreement.

2.5      The Borrower is in compliance with all known applicable requirements of
         all governmental authorities (federal, state and local), including
         without limitation, the payment of taxes, the filing of tax returns and
         reports and is complying with all environmental laws, ordinances, rules
         and regulations. The Borrower possesses such franchises, licenses,
         permits, patents, copyrights, trademarks, and consents of appropriate
         governmental bodies to own its property and as are necessary or useful
         to carry on its ordinary course of business.

2.6      There is no litigation undisclosed to the Bank, legal or administrative
         proceedings, investigations or other action of any nature, pending or,
         to its knowledge, threatened against or affecting it, which involves
         the possibility of any judgment or liability which may materially or
         adversely affect any of the Borrower's property or its right to carry
         on its business as now conducted. Details of all litigation, legal or
         administrative proceedings, investigation or other action of similar
         nature, pending or threatened against it, at any time during the term
         of this Agreement, will be brought to the attention of Bank, in
         writing, forthwith.

2.7      All of the funds lent to it pursuant to this Loan Agreement have been
         or will be used to finance the purchase of individual manufactured home
         units in Borrower-owned manufactured housing communities.

2.8      All representations and warranties in this Agreement and any agreement
         given by Borrower to Bank pursuant to this Agreement are true and
         correct and no material fact has been omitted.

2.9      If real estate or any interest therein has been mortgaged, conveyed, or
         assigned by Borrower to Bank as security for payment of the
         Indebtedness, Borrower has no knowledge of any violations or notices
         of any violations of any federal or state law or any ordinance,
         regulation or requirement of the state or governmental authority,
         including but not limited to, any environmental law, ordinance or
         regulation, which affects the mortgaged, conveyed, or assigned premises
         or the use of such premises by the Borrower.

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                             ARTICLE III - SECURITY

         It is agreed that any security agreement, mortgage or other document
         previously or hereafter executed by the Borrower in favor of Bank shall
         secure repayment of all Indebtedness, whether or not presently
         contemplated by the parties and that the security described above shall
         secure repayment of the Indebtedness whether or not presently
         contemplated by the parties and that a default in the terms of any
         note, security agreement, mortgage or other agreement from Borrower to
         Bank shall constitute a default of all notes, security agreements,
         mortgages, and other agreements, and that Bank may, at its option,
         proceed in exercising its rights thereunder in any order or manner it
         may choose, the purpose of this Agreement being to cross-collateralize
         all Indebtedness.

                       ARTICLE IV - AFFIRMATIVE COVENANTS

         The Borrower covenants and agrees that so long as any Indebtedness is
         outstanding or so long as this Agreement is in effect, the Borrower
         shall:

4.1      Maintain insurance against fire, theft and other casualty on its
         insurable real and personal property to their full replacement costs
         with companies acceptable to the Bank against liability on account of
         damage to persons or property and as required under all applicable
         Workmen's Compensation laws. Furthermore, Borrower shall maintain
         insurance as may from time to time be reasonably requested by the
         Bank, which insurance with respect to real property shall name the Bank
         as "OTHER INSURED" under a standard loss-payable clause and with
         respect to personal property shall include a separate lender's loss
         payable clause insuring the Bank's security interest or lien in the
         Borrower's property regardless of any act or neglect of the Borrower.
         The Borrower shall deliver certified copies of all such insurance
         policies to the Bank.

4.2      Maintain, preserve, and keep its buildings and properties and every
         part thereof in good repair, working order, and condition and from
         time to time make all necessary and proper repairs, renewals,
         replacements, additions, betterments, and improvements thereto, so
         that at all times the efficiency thereof shall be fully preserved and
         maintained.

4.3      Duly pay and discharge or cause to be paid and discharged all taxes,
         assessments, and other governmental charges imposed upon it and its
         properties or any part thereof or upon the income or profits therefrom,
         as well as all claims for labor, materials, or supplies, which if
         unpaid could become a lien or charge upon its property, except such
         items as are being in good faith appropriately contested and for which
         the Borrower has provided adequate reserves.

4.4      Carry on and conduct its business in substantially the same manner and
         in substantially the same fields as such business is now and has
         previously been carried on, and maintain its legal existence, and
         comply with all valid and applicable statutes, rules and regulations.

4.5      Maintain a standard, modern system of accounting in accordance with
         generally accepted accounting principles (GAAP); deliver to Bank
         financial reports in a form satisfactory to Bank as Bank may request
         from time to time; permit the duly authorized representative(s) of Bank
         at all reasonable times to examine and inspect the books and records of
         Borrower or any related business entity of Borrower, and to make
         abstracts and copies thereof, and to visit and inspect any of the
         Borrower's property wherever same may be located.

4.6      Borrower shall comply with all applicable federal, state and local
         laws, ordinances, rules and regulations, including, but not limited to,
         all environmental laws, ordinances, rules and regulations and shall
         keep any real property or interest therein mortgaged, conveyed, or
         assigned to secure payment of the Indebtedness free and clear of any
         liens imposed pursuant to such laws, ordinances, rules and regulations,
         and deliver to Bank such information and reports in form satisfactory
         to Bank as Bank may request from time to time to establish compliance
         with such laws.

4.7      Borrower shall comply with all applicable federal, state and local
         laws, ordinances, rules and regulations concerning wage payments,
         minimum wages, overtime laws and payment of withholding taxes, and
         deliver to Bank such reports and information in form satisfactory to
         Bank as Bank may request from time to time to establish compliance with
         such laws.

<PAGE>

4.8      If real estate or any interest therein is mortgaged, conveyed or
         assigned by the Borrower to the Bank as security for payment of the
         Indebtedness, Borrower shall comply with all warranties, covenants and
         representations of such mortgage, conveyance or assignment which
         warranties, covenants and representations are incorporated by reference
         herein in their entirety.

                         ARTICLE V - NEGATIVE COVENANTS

         Borrower covenants and agrees that so long as any Indebtedness is
         outstanding or so long as this Agreement is in effect, Borrower shall
         not without prior written consent of Bank:

5.1      Incur indebtedness for borrowed money, other than to Bank, or act as
         guarantor for any indebtedness of others, or lend money, EXCEPT FOR
         PRIOR INDEBTEDNESS ACKNOWLEDGED BY BANK.

5.2      Mortgage, pledge, assign, hypothecate, encumber or grant a security
         interest in any of its assets except to Bank nor sell, transfer or
         assign any of its assets, properties or business except in the ordinary
         course of business. For the purpose hereof sale of accounts receivable
         or entering into capital leases of personal property, or both, shall be
         deemed the incurring of indebtedness for borrowed money.

5.3      Invest in, organize or participate in the organization or in the
         creation of any other business entity, or merge or consolidate with or
         into any other entity.

5.4      If Borrower is a corporation, release, redeem, retire, purchase, or
         otherwise acquire directly or indirectly any of its capital stock, or
         make any change in its capital structure, or pay or declare any
         dividends, in cash or other property, upon its capital stock.

                        ARTICLE VI - ADDITIONAL COVENANTS

6.1      FINANCIAL REPORTS. Borrower covenants in accordance with paragraph 4.5
         that it will deliver to Bank:

         (A)      WITHIN SIXTY (60) DAYS AFTER EACH FISCAL QUARTER, A FINANCIAL
                  STATEMENT PREPARED ON THE 10-Q FORM AS SUBMITTED TO THE
                  SECURITIES AND EXCHANGE COMMISSION AND,

         (B)      WITHIN NINETY (90) DAYS AFTER EACH CALENDAR YEAR, A FINANCIAL
                  STATEMENT PREPARED ON THE 10-K FORM AS SUBMITTED TO THE
                  SECURITIES AND EXCHANGE COMMISSION AND

         (C)      WITHIN SIXTY (60) DAYS AFTER EACH FISCAL QUARTER AND FOR THE
                  CALENDAR YEAR END WITHIN NINETY (90) DAYS, A BORROWING BASE
                  REPORT.

<PAGE>
                       ARTICLE VII - DEFAULT AND REMEDIES

7.1      The Borrower shall be in default hereunder upon the happening of any of
         the following:

         (a)      The occurrence of a default under the terms of any Loan
                  Documents or any promissory note(s), security agreement(s),
                  mortgage(s) or other agreement(s) executed in connection
                  herewith, including any and all renewals, extensions or
                  modifications thereof; or

         (b)      Non-payment when due of any Indebtedness; or

         (c)      Non-performance of any covenant or agreement contained or
                  referred to herein, or contained in any other agreement with
                  Bank, whether now existing or hereafter arising; or

         (d)      If any warranty, representation or statement made or furnished
                  to Bank by or on behalf of Borrower, in connection with this
                  Agreement, or to induce Bank to make a loan to Borrower,
                  proves to have been false in any material respect when made
                  or furnished; or

         (e)      Death, dissolution, termination or existence, insolvency,
                  appointment of a receiver for any part of the property of,
                  assignment for the benefit of creditors by, or the
                  commencement of any proceeding under any bankruptcy or
                  insolvency laws by or against the Borrower or any endorser,
                  guarantor or surety for the Borrower.

7.2      Upon the occurrence of a default, described above, the Bank may at its
         option, declare that principal and accrued interest thereon of all
         Indebtedness to be immediately due and payable forthwith, without
         presentation, demand, protest or notice of any kind, all of which are
         hereby expressly waived. Bank shall have all the rights and remedies of
         a Secured Party under the Uniform Commercial Code, as enacted in
         Michigan.

7.3      Acceptance of payment or waiver of any default shall not operate as a
         waiver of later defaults, nor of any other rights of the Bank.

<PAGE>
                         ARTICLE VIII - SALE OF BORROWER

            The entire amount of unpaid principal and accrued interest shall
         become due and payable forthwith at the option of the Bank if MAJORITY
         control of the Borrower shall be sold to any other person, firm or
         corporation, whether for cash or by merger or consolidation, or if the
         assets of the Borrower shall be sold or transferred to any other
         person, firm or corporation. The Bank shall be the sole judge as to the
         occurrence of the foregoing, which judgment shall be binding upon the
         parties hereto.

                      ARTICLE IX - ADDITIONAL PROVISIONS

         (If this Article is left blank, there are no additional provisions.)

                                ARTICLE X-NOTICES

            Unless specifically provided otherwise, any notice for purposes of
         this agreement or any other Loan Documents shall be given in writing
         or by facsimile (fax) transmission and shall be addressed or delivered
         to the respective addresses set forth below, or to such other address
         as may have been previously designated by the intended recipient by
         notice given in accordance with this Article. If transmitted by
         facsimile or personal delivery, the notice shall be effective when
         transmission is confirmed or when delivered, respectively. Mailed
         notices shall be sufficient if sent by first-class mail, postage
         prepaid, and the notice shall be deemed effective when sent. No
         notice of change of address shall be effective except upon actual
         receipt, and service of a notice required by any applicable statute
         shall be considered complete when the requirements of that statute are
         met. This Article shall not be construed in any way to affect or impair
         any waiver of notice or demand provided in any Loan Documents or to
         require giving of notice or demand to or upon any person in any
         situation or for any reason.

BORROWER: UNIPROP MANUFACTURED HOUSING         BANK:  NATIONAL CITY BANK OF THE
          COMMUNITIES INCOME FUND II, A               MIDWEST, FORMERLY KNOWN AS
          MICHIGAN LIMITED PARTNERSHIP                NATIONAL CITY BANK OF
          280 DAINES STREET, SUITE 300                MICHIGAN/ILLINOIS
          BIRMINGHAM, MI 48009                        1001 SOUTH WORTH
                                                      BIRMINGHAM, MI 48009

                         ARTICLE XI - COMPLETE AGREEMENT

11.1     All documents and exhibits attached to this Agreement shall for all
         purposes be considered a part of this Agreement and this Agreement
         shall include all the provisions stated in said documents and exhibits.
         In the event of a conflict between the terms used in this Agreement,
         and the terms set forth in said documents or exhibits, the terms of
         this Agreement shall govern.

11.2     This Agreement is a continuing agreement and shall continue in effect
         notwithstanding that from time to time, no Indebtedness may exist. This
         Agreement may be terminated by receipt by Bank of written notice of
         termination from Borrower or by Bank mailing by first class mail a
         written notice of termination to Borrower, and in either of such
         events, this Agreement shall continue as to any Indebtedness then
         existing and as to any and all renewals, extensions or modifications
         thereof made after such event.

11.3     This Agreement and the Loan Documents may be executed in several
         counter-parts, each of which shall be an original and all of which
         shall together constitute one and the same agreement.

11.4     Any appraisals of the Borrower's property obtained in connection with
         an extension of credit or proposed extension of credit from the Bank to
         the Borrower, are for the sole benefit of the Bank and do not
         constitute a representation of value of such property by the Bank to
         the Borrower.

11.5     Nothing contained in this Agreement or any agreement given pursuant
         hereto shall be deemed or construed as creating a partnership or a
         joint venture between the Bank and any other person or cause the Bank
         to be responsible in any way for the debts or obligations of the
         Borrower or any other person.

11.6     This Agreement is personal to the parties hereto and is for their sole
         benefit and is not made for the express or implied benefit of any other
         person or entity.

<PAGE>

11.7     This Agreement, together with any exhibits and other documents and
         instruments mentioned herein, constitutes the entire agreement between
         the Bank and the Borrower. Any and all prior, contemporaneous, oral or
         written agreements, understandings, statements, customs or practices
         between the Bank and the Borrower pertaining to the transactions
         contemplated herein are merged herein. No party has made any
         representations, warranties or inducements, express or implied, to any
         other party, except as expressly set forth herein.

11.8     Neither this Loan Agreement nor any document attached hereto, nor any
         provision hereof, may be modified, waived, discharged or terminated
         orally, but only by an instrument signed by Borrower and Bank.

                      ARTICLE XII-MISCELLANEOUS PROVISIONS

12.1     A determination that any provision of this Agreement is unenforceable
         or invalid shall not affect the enforceability or validity of any
         other provision and the determination that the application of any
         provision of this Agreement to any person or circumstance is illegal or
         unenforceable shall not affect the enforceability or validity of such
         provision as it may apply to other persons or circumstances.

12.2     This Agreement, and its validity, enforcement and interpretation, shall
         be governed by the laws of the State of Michigan (without regard to any
         conflict of laws principles) and applicable United States federal law.

12.3     Without limitation of any Loan Documents and to the extent not
         prohibited by applicable laws, Borrower shall pay when due, and
         reimburse to Bank on demand, and indemnify Bank from, all out-of-pocket
         fees, costs, and expenses paid or incurred by Bank in connection with
         the negotiation, preparation and execution of this Agreement and the
         other Loan Documents (and any amendments, approvals, consents, waivers
         and releases requested, required, proposed or done from time to time),
         or in connection with the disbursement, administration or collection of
         the loan or the enforcement of the obligations or the exercise of any
         right or remedy of Bank, including fees and expenses of Bank's counsel;
         appraisal, re-appraisal and survey costs; title insurance charges and
         premiums; title search or examination costs, including abstracts,
         abstractors' certificates and uniform commercial code searches;
         judgment and tax lien searches for Borrower and each guarantor of the
         Indebtedness; fees and costs of environmental investigations and site
         assessments; recordation taxes, documentary stamp taxes, transfer taxes
         and mortgage taxes; filing and recording fees, and loan brokerage fees.
         Borrower shall pay all costs and expenses incurred by Bank, including
         attorneys' fees, if the obligations or any part thereof are sought to
         be collected by or through an attorney at law, whether or not involving
         probate, appellate, administrative or bankruptcy proceedings. Borrower
         shall pay all costs and expenses of complying with the Loan Documents.
         Borrower's obligations under this Section shall survive the delivery of
         the Loan Documents, the making of advances, the payment in full of the
         obligations, the release or termination of the Loan Documents, the
         foreclosure of any lien or conveyance in lieu of foreclosure, any
         bankruptcy or other debtor relief proceeding, and any other event
         whatsoever.

12.4     Borrower hereby irrevocably submits generally and unconditionally for
         itself and in respect of its property to the jurisdiction of any state
         court, or any United States federal court, sitting in the State of
         Michigan and to the jurisdiction of any state court or any United
         States federal court, sitting in the state in which any of the
         collateral for the Indebtedness is located, over any suit, action or
         proceeding arising out of or relating to this Agreement or the
         Indebtedness. Borrower hereby irrevocably waives, to the fullest extent
         permitted by law, any objection that Borrower may now or hereafter have
         to the laying of venue in any such court and any claim that any such
         court is an inconvenient forum. Borrower hereby agrees and consents
         that, in addition to any methods of service or process provided for
         under applicable law, all service of process in any such suit, action
         or proceeding in any state court, or any United States federal court,
         sitting in the State of Michigan may be made by certified or registered
         mail, return receipt requested, directed to Borrower at its address for
         notice stated in the Loan Documents, or at a subsequent address of
         which Bank received actual notice from Borrower in accordance with the
         Loan Documents, and service so made shall be complete five (5) days
         after the same shall have been so mailed. Nothing herein shall affect
         the right of Bank to serve process in any manner permitted by law or
         limit the right of Lender to bring proceedings against Borrower in any
         other court or jurisdiction.

12.5     Borrower will, on request of Bank, promptly correct any defect, error
         or omission in any Loan Document; execute, acknowledge, deliver,
         procure, record or file such further instruments and do such further
         acts deemed necessary, desirable or proper by Bank to carry out the
         purposes of the Loan Documents and to

<PAGE>

         identify and subject to the liens and security interest of the Loan
         Documents any property intended to be covered thereby, including any
         renewals, additions, substitutions, replacements, or appurtenances to
         said property; execute, acknowledge, deliver, procure, file or record
         any document or instrument deemed necessary, desirable, or proper by
         Bank to protect the liens or the security interest under the Loan
         Documents against the rights or interests of third persons; and provide
         such certificates, documents, reports, information, affidavits and
         other instruments and do such further acts deemed necessary, desirable
         or proper by Bank to comply with the requirements of any agency having
         jurisdiction over Bank. The Borrower authorizes the Bank to correct and
         cure obvious errors and omissions in the Agreement and in any Loan
         Document.

12.6     NOT APPLICABLE TO DEMAND FACILITIES. Notwithstanding anything contained
         in this Agreement to the contrary, this Agreement shall not apply to
         any loan or other credit facility made or extended by Bank to Borrower
         which is payable on demand, whether now outstanding or hereafter
         arising.

THE UNDERSIGNED AND BANK ACKNOWLEDGE THAT THE RIGHT TO TRIAL BY JURY IS A
CONSTITUTIONAL ONE, BUT THAT IT MAY BE WAIVED. EACH PARTY, AFTER CONSULTING (OR
HAVING HAD THE OPPORTUNITY TO CONSULT) WITH COUNSEL OF THEIR CHOICE, KNOWINGLY
AND VOLUNTARILY, AND FOR THEIR MUTUAL BENEFIT, WAIVES ANY RIGHT TO TRIAL BY JURY
IN THE EVENT OF LITIGATION REGARDING THE PERFORMANCE OR ENFORCEMENT OF, OR IN
ANY WAY RELATED TO, THE INDEBTEDNESS.

         Executed this 19th day of OCTOBER, 2005

  BANK: NATIONAL CITY BANK OF THE    BORROWER: UNIPROP MANUFACTURED HOUSING
MIDWEST, FORMERLY KNOWN AS NATIONAL            COMMUNITIES INCOME FUND II,
CITY BANK OF MICHIGAN/ILLINOIS                 A MICHIGAN LIMITED PARTNERSHIP

BY:  /s/ David C. Drouillard          BY: GENESIS ASSOCIATES LIMITED PARTNERSHIP
     -----------------------          ITS: GENERAL PARTNER
     DAVID C. DROUILLARD

ITS: Vice President                       BY:  GP GENESIS CORP.
     -----------------------              ITS: GENERAL PARTNER

                                              BY:  /s/ Paul M. Zlotoff
                                                   -------------------
                                                   Paul M. Zlotoff

                                              ITS: President

                                      FEDERAL TAX I.D. NO.: 38-2593067<PAGE>
                                                                   EXHIBIT 10(b)
                                                                  EXECUTION COPY

                SECOND AMENDED AND RESTATED CONSULTING AGREEMENT

     This SECOND AMENDED AND RESTATED CONSULTING AGREEMENT, dated as of January
9, 2005, among UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND, a Michigan
limited partnership (the "Partnership"), P.I. ASSOCIATES, a Michigan limited
partnership (the "General Partner") and MANUFACTURED HOUSING SERVICES INC. (the
"Consultant").

                                   WITNESSETH:

     WHEREAS, pursuant to the Section 12i of the Agreement of Limited
Partnership (as amended by the First Amendment to Uniprop Manufactured Housing
Communities Income Fund Agreement of Limited Partnership dated May 16, 1985, and
by the Second Amendment to Agreement of Limited Partnership dated as of January
23, 1997, the "Partnership Agreement"), the General Partner has no authority to
take any action without the prior consent of the Consultant, to the extent that
such consent is required by this Agreement, without the prior approval of a
majority in interest of the Limited Partners of the Partnership;

     WHEREAS, the Partnership, the General Partner and the Consultant entered
into a Consulting Agreement as of February 10, 1986 in order to set forth the
types of transactions as to which the General Partner is required to consult
with the Consultant and the terms and conditions on which the Consultant will
provide such consulting services; and

     WHEREAS, the Partnership, the General Partner and the Consultant now desire
to enter into this Second Amended and Restated Consulting Agreement (the
"Agreement") to modify certain provisions;

     NOW, THEREFORE, in consideration of the premises and other good and
valuable consideration, the parties hereto agree as follows:

     1. Transactions Covered. The Partnership and the General Partner agree that
in the following transactions and matters the General Partner (i) shall consult
with the Consultant and obtain its written recommendation, and (ii) shall not
take action on such transactions or matters on behalf of the Partnership
contrary to any recommendation of the Consultant without the prior approval of a
majority in interest of the Limited Partners.

     (a)  The Financing of any Property owned by the Partnership. In this
          connection, the General Partner shall obtain the written affirmative
          recommendation of the Consultant prior to incurring any indebtedness
          or pledging directly or indirectly any property of the Partnership as
          security for the payment of any obligation.

     (b)  The sale of any Property owned by the Partnership. In this
          connection, the General Partner shall obtain the written affirmative
          recommendation of the Consultant prior to entering into any agreement
          for the sale of any Property, but not including occasional sales in
          the ordinary course of business of inventory, operating equipment or
          furniture, fixtures and equipment.

                                       -1-

<PAGE>

                                                                  EXECUTION COPY

     (c)  The entering into by the Partnership of any other Capital Transaction.
          In this connection, the General Partner shall obtain the written
          affirmative recommendation of the Consultant prior to entering into
          any agreement for or with respect to a Capital Transaction on behalf
          of the Partnership.

     (d)  Annual appraisals of Properties and net asset value per Unit. In this
          connection, the General Partner shall obtain the written affirmative
          recommendation of the Consultant prior to selecting any real estate
          appraiser other than Cushman & Wakefield, Inc. to perform the annual
          appraisal of the Properties, and the General Partner shall select only
          national real estate appraisers comparable in reputation to Cushman &
          Wakefield, Inc.

     (e)  Property management arrangements. In this connection, the General
          Partner shall obtain the written affirmative recommendation of the
          Consultant prior to taking any action authorizing any party other than
          Uniprop AM, LLC to provide management services with respect to any of
          the Properties and prior to authorizing any arrangement with any
          property manager, including Uniprop, Inc., with respect to fees
          payable for such management services, other than as set forth in the
          Partnership Agreement. The Consultant has the right at any time to
          recommend the removal or change of any property manager.

     (f)  The entering into by the Partnership of any other agreement. In this
          connection, the General Partner shall furnish to the Consultant, prior
          to entering into, a copy of every written agreement and a summary of
          every oral agreement to be entered into by or on behalf of the
          Partnership or the General Partner (in its capacity as such) involving
          (i) the furnishing of property or services to the Partnership by any
          person other than the General Partner if such agreement provides for
          payment by the Partnership equal to or in excess of $50,000 in any
          year, or (ii) the furnishing of property or services to the
          Partnership by the General Partner or an Affiliate of the General
          Partner if such agreement provides for payment by the Partnership in
          excess of $25,000 in any year and in the case of each of clauses (i)
          or (ii) shall obtain the written affirmative recommendation of the
          Consultant prior to entering into any such agreement relating to the
          Partnership's business. The Consultant has the right at any time to
          recommend the amendment or termination of any such agreement in
          accordance with its terms.

     (g)  The establishment of Reserves. In this connection, the General Partner
          shall obtain the written affirmative recommendation of the Consultant
          prior to creating or distributing any Reserves and prior to changing
          the level of Reserves that the Partnership shall maintain.

     (h)  Amendment of the Partnership Agreement. In this connection, the
          General Partner shall obtain the written affirmative recommendation of
          the Consultant prior to effecting any amendment to the Partnership
          Agreement or submitting any proposed amendment for approval by the
          Limited Partners.

                                       -2-

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                                                                  EXECUTION COPY

     (i)  Reports to Partners. In this connection, the General Partner shall
          furnish to the Consultant or its designated Affiliate all information
          furnished to the Limited Partners generally.

     (j)  Investor servicing. In this connection, the Consultant has the right
          at any time to recommend the removal of any person performing investor
          services for the Partnership and to recommend the appointment of any
          other person, including itself or an Affiliate of the Consultant, to
          perform such services at reasonable cost to the Partnership.

     (k)  Insurance. In this connection, the General Partner shall obtain, prior
          to entering into any contract of insurance with respect to the
          Partnership or the Properties, the written affirmative recommendation
          of the Consultant as to the type, terms and amounts of insurance to be
          maintained under such contract. The Consultant shall have the right at
          any time to make recommendations to the General Partner as to
          increasing, decreasing or otherwise changing the type, terms and
          amounts of insurance maintained by the Partnership, so long as the
          costs of such insurance are reasonable.

     (1)  Selection of accountants. In this connection, the General Partner
          shall obtain the written affirmative recommendation of the Consultant
          prior to the selection of any Person to perform accounting services
          for the Partnership other than BDO Seidman, LLP, and the Consultant
          shall have the right at any time to recommend to the General Partner
          the change or removal of any accountants performing services for the
          Partnership, provided such change shall not cause the Partnership to
          incur unreasonable additional costs.

2.   Consulting Services.

     (a)  The General Partner shall submit from time to time in writing to the
          Consultant each proposal to be considered by the Consultant pursuant
          to the provisions of Section 1 above, and shall notify the Consultant
          of the date the Consultant's recommendation shall be submitted, which
          date shall not be less than fifteen business days after the receipt of
          the General Partner's notice unless otherwise agreed in writing by the
          Consultant. The Consultant shall render its recommendation to the
          Partnership by the date specified by the General Partner; provided
          that the Consultant may submit its recommendation to the Partnership
          up to thirty calendar days after the date specified by the General
          Partner if the Consultant submits a written request for such an
          extension to the General Partner and the General Partner receives that
          request on or before the due date originally specified. If the General
          Partner makes a material modification to the proposal during the 15
          business day period or during the 30 calendar day extension, if
          applicable, the Consultant may submit its recommendation up to 15
          calendar days after the end of the 15 business day period or 30
          calendar day extension, as applicable. The General Partner shall
          concurrently or thereafter furnish to the Consultant the following
          information:

                                      -3-

<PAGE>

                                                                  EXECUTION COPY

              (i)   if the General Partner has submitted a proposal for the
                    Financing of a Property by the Partnership, current
                    operating information concerning such Property including the
                    latest financial statements for such Property, the proposed
                    terms of such Financing including whether any lender will
                    require as a condition to such Financing that its consent be
                    obtained prior to any change in or removal of the General
                    Partner of the Partnership, and projections showing the
                    impact of the proposed Financing on the anticipated results
                    of operation of the Property and allocations and
                    distributions of the Partnership;

              (ii)  if the General Partner has submitted a proposal for the sale
                    of a Property by the Partnership, current operating
                    information concerning such Property including the latest
                    financial statements for such Property and the proposed
                    terms of sale including whether the Partnership intends to
                    accept purchase-money obligations from the buyers of such
                    Property; and

              (iii) with respect to every other transaction or matter listed in
                    Section 1 above, such information as the Partnership
                    possesses that is directly or indirectly related to the
                    matter being considered by the Consultant.

     In addition, the General Partner shall furnish to the Consultant such other
information as is in its possession upon request with respect to any such
transaction or matter and shall endeavor to obtain such other information as the
Consultant shall reasonably request if it is not then in the possession of the
General Partner.

     (b)  The Consultant shall review all proposals submitted to it by the
          General Partner for the transactions and matters listed in Section 1
          above and shall provide the General Partner and the Partnership with a
          written recommendation with respect to each such proposal. The
          Consultant's recommendation shall address the proposal from the
          perspective of the Partnership and its Limited Partners. The
          Consultant shall submit its recommendation to the General Partner on
          or before the date specified in Section 2(a).

     (c)  If the Consultant makes a recommendation with respect to any
          transaction or matter covered by Section 1 and the General Partner
          determines to solicit the approval of a majority in interest of the
          Limited Partners of the Partnership in order that it may nevertheless
          enter into such transaction or matter on the Partnership's behalf or
          not comply with the recommendation of the Consultant, the General
          Partner shall, not less than 15 days before the first mailing of
          materials soliciting the approval of any Limited Partner, notify
          promptly the Consultant of such determination by the General Partner.
          The Consultant shall thereupon have the right to furnish to the
          General Partner a written statement of the Consultant in support of
          its recommendation within 10 days after the notice of the General
          Partner referred to in the preceding sentence. The General Partner
          shall include in its soliciting material the statement of the
          Consultant, and neither the General Partner nor the Partnership shall
          be responsible for such statement. If the General Partner intends to
          include in its soliciting material

                                       -4-

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                                                                  EXECUTION COPY

          any statement supporting the approval by the Limited Partners, the
          General Partner shall, not later than five days prior the earlier of
          the date such soliciting materials are first filed with the Securities
          and Exchange Commission or mailed to the Limited Partners, furnish to
          the Consultant a copy of the General Partner's statement supporting
          approval by the Limited Partners.

          The Consultant's written recommendation shall be in a form suitable
          for distribution to the Limited Partners and for filing with the
          Securities and Exchange Commission or state securities regulators as
          part of a registration statement or proxy statement. The Consultant
          agrees that it will revise or expand upon such written recommendation
          if and to the extent required by the Securities and Exchange
          Commission or any other regulatory authority. The parties acknowledge
          that the requirements of the paragraph do not expand upon the scope of
          the recommendation letter required to be rendered by the Consultant
          pursuant to Section 2(b). In particular, the parties acknowledge that
          if a formal fairness opinion were required to be rendered in
          connection with a particular proposal, the preparation and rendering
          of such an opinion would be outside the scope of this Agreement. The
          Partnership and the General. Partner would be free to contract with
          the Consultant or with any other party, in their sole and absolute
          discretion, to obtain such a formal fairness opinion.

     3.   Compensation. For its services hereunder, the Consultant will be paid
          a fee of $20,000 annually (the "Consultant's Fee"). On January 9,
          2011, if this Agreement is then still in effect, the Consultant's Fee
          shall increase to $22,000 annually. The Consultant's Fee shall be
          payable in four equal installments, in part in advance and in part in
          arrears, on the forty-fifth day of each calendar quarter. If this
          Agreement commences other than on the first day of a calendar quarter
          the Consultant's Fee for the partial calendar quarter shall be pro
          rated to reflect the actual number of days in the calendar quarter for
          which the Consultant is to provide services and shall be paid on the
          forty-fifth day of such calendar quarter or on the date of
          commencement of this Agreement, if later.

     If this Agreement terminates for cause pursuant to Section 5(a) hereof, no
further Consultant's Fee shall be payable pursuant to this Agreement. If the
for-cause termination occurs other than on the last day of a calendar quarter,
the Consultant's Fee shall be pro rated to reflect the actual number of days in
the calendar quarter for which this Agreement is in force, and within 10
business days following termination the Partnership shall pay the Consultant any
amount then owing or the Consultant shall refund to the Partnership any amount
overpaid with respect to that quarter, as the case may be.

     If this Agreement terminates for any reason other than a for-cause
termination pursuant to Section 5(a) hereof, the Partnership shall continue to
pay the Consultant the Consultant's Fee through the period ending seven years
from the date of this Agreement.

     In addition, the Consultant shall be reimbursed up to a maximum of $11,250
plus the reasonable, accountable cost of any errors and omissions or other
similar insurance obtained by the Consultant (up to $5,000 annually) in any year
for all accountable out-of-pocket expenses incurred by it in connection with the
performance of consulting services hereunder, other than expenses for any person
retained by Consultant to perform an additional current appraisal of a Property
in connection

                                       -5-

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                                                                  EXECUTION COPY

with a transaction being reviewed by Consultant. The Consultant shall not have
recourse against the General Partner in the event such fees and expenses are not
paid by the Partnership. This Section 3 shall survive termination of this
Agreement.

     4. Term. Unless sooner terminated under Section 5, this Agreement shall
continue until the first to occur of the following: the dissolution and
liquidation of the Partnership in accordance with the terms of the Partnership
Agreement; or the expiration of the term of the Partnership as provided therein.

     5. Termination for Cause. The Partnership or the General Partner may
terminate this Agreement at any time for cause upon delivery of written notice
to the Consultant. The Consultant may terminate this Agreement at any time for
cause upon delivery of written notice to the Partnership.

          (a) The Partnership or General Partner shall have cause for
              termination:

              (i)   If the Consultant shall default in the performance of its
                    obligations pursuant to Section 2(b) of this Agreement; or

              (ii)  If bankruptcy, reorganization, arrangement, insolvency or
                    liquidation proceedings, or other proceedings for relief
                    under any bankruptcy law or similar law for the relief of
                    debtors, are instituted by or against the Consultant, are
                    allowed against the Consultant or are consented to or are
                    not dismissed, stayed or otherwise nullified within thirty
                    days after such institution; or

              (iii) If Donald Petrow shall cease to be the sole shareholder and
                    President of the Consultant unless the Partnership, in its
                    sole and absolute discretion, shall give written consent for
                    the transfer of Donald Petrow's ownership interest in the
                    Consultant; or

              (iv)  If any change in applicable law renders this Agreement, in
                    whole or material part, illegal or unenforceable.

          (b) The Consultant shall have cause for termination:

              (i)   If the Partnership or the General Partner shall default in
                    the performance of any material covenant, agreement, term or
                    provision of this Agreement and such default shall continue
                    for a period of sixty days after written notice to the
                    Partnership from the Consultant stating the specific
                    default; or

              (ii)  If bankruptcy, reorganization, arrangement, insolvency or
                    liquidation proceedings, or other proceedings for relief
                    under any bankruptcy law or similar law for the relief of
                    debtors, are instituted by or against the Partnership, and,
                    if instituted against the Partnership, are allowed against
                    the Partnership or are consented to or are not dismissed,
                    stayed or otherwise nullified within thirty days after such
                    institution; or

                                       -6-

<PAGE>

                                                                  EXECUTION COPY

              (iii) If any change in applicable law renders this Agreement, in
                    whole or material part, illegal or unenforceable.

          (c)  Upon the expiration or termination of this Agreement, no party
               shall have any further right hereunder or any further obligation
               hereunder to the others, except for the obligations, promises or
               covenants contained herein which are expressly made to extend
               beyond the term of this Agreement.

          (d)  Any party having actual knowledge of an event creating cause for
               termination of this Agreement shall be deemed to have waived its
               right to terminate with cause on the basis of that particular
               event pursuant to this Section 5 if it has not exercised its
               termination right within 30 calendar days after actually knowing
               of the event.

     6. Relationship of the Parties. It is expressly understood and agreed by
the parties that, in providing services under this Agreement, the Consultant
shall at all times act as an independent contractor, not as an employee or agent
of the Partnership, nor shall the Partnership be an employee or agent of the
Consultant. Further, it is expressly understood and agreed by the parties that
nothing contained in this Agreement shall be construed to create a joint
venture, partnership, association or other affiliation or like relationship
among the parties, or a relationship of landlord and tenant, it being
specifically agreed that their relationship is and shall remain that of
independent parties to a contractual relationship as set forth in this
Agreement, hi no event shall either party be liable for the debts or obligations
of the other of them, except as otherwise specifically provided in this
Agreement.

     7. Indemnification.

          (a)  The Partnership agrees to indemnify and hold harmless the
               Consultant against any losses, claims, damages or liabilities,
               joint or several, to which the Consultant may become subject
               under or on account of this Agreement except to the extent that
               such losses, claims, damages or liabilities (or actions in
               respect thereof) are a direct result of the gross negligence,
               willful misconduct or fraud of the Consultant. The Partnership
               will reimburse the Consultant for any legal or other expenses
               reasonably incurred by the Consultant in connection with
               investigating or defending against any such loss, claim, damage,
               liability or action; provided, however, that if the Partnership
               has specifically agreed to pay any settlement or judgment in
               respect of such action or claim, has made all such reimbursements
               of such expenses to such date and can reasonably demonstrate the
               continuing financial ability to comply with the terms of this
               Section 7(a), it shall not be required to indemnify the
               Consultant for any payment made by the Consultant to any claimant
               in settlement of any suit or claim unless such payment is
               approved by the Partnership (which approval shall not be
               unreasonably withheld) or by a court having jurisdiction of the
               controversy. This Section 7(a) shall remain in full force and
               effect notwithstanding any investigation made by the Consultant
               or on behalf of the Consultant, shall survive termination of this
               Agreement, and shall be in addition to any liability which the
               Partnership may otherwise have.

                                       -7-

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                                                                  EXECUTION COPY

          (b)  The Consultant agrees to indemnify and hold harmless the
               Partnership and the General Partner, and any person which
               controls either of them, against any losses, claims, damages or
               liabilities, joint or several, to which the Partnership or the
               General Partner or such controlling person may become subject,
               under this Agreement, insofar as such losses, claims, damages or
               liabilities (or actions in respect thereof) arise out of or are
               based upon any breach or alleged breach of this Agreement by the
               Consultant. The Consultant will reimburse the Partnership and the
               General Partner for any legal or other expenses reasonably
               incurred by them in connection with investigating or defending
               against any such loss, claim, damage, liability or action;
               provided, however, that if the Consultant has specifically agreed
               to pay any settlement or judgment in respect of such action or
               claim, has made all such reimbursements of such expenses to such
               date and can reasonably demonstrate the continuing financial
               ability to comply with the terms of this Section 7(b), the
               Consultant shall not be required to indemnify the Partnership or
               the General Partner for any payment made to any claimant in
               settlement of any suit or claim unless such payment is approved
               by the Consultant (which approval shall not be unreasonably
               withheld), or by a court having jurisdiction of the controversy;
               and provided further that the Consultant shall not be liable
               under this Section 7(b) for any losses, claims, damages or
               liabilities arising out of any act or failure to act on the part
               of any other person, but shall be liable only with respect to the
               Consultant's own acts or failures to act. This indemnity shall
               remain in full force and effect notwithstanding any investigation
               made by or on behalf of the Partnership or the General Partner,
               shall survive any termination of this Agreement, and shall be in
               addition to any liability which the Consultant may otherwise
               have.

          (c)  No indemnifying party shall be liable under the indemnity
               provisions contained in Sections 7(a) and 7(b) unless the
               indemnified party shall have notified such indemnifying party in
               writing promptly after the first written notice or the summons or
               other first legal process giving information of the nature of the
               claim or of the commencement of the action shall have been
               delivered to or served upon the indemnified party (but failure to
               notify an indemnifying party of any such claim shall not relieve
               it from any liability otherwise than on account of its indemnity
               rights contained in Sections 7(a) or 7(b) which it may have to
               the indemnified party against whom action is brought). In case
               any claim is made or any action is brought against any
               indemnified party upon any claim as to which such indemnified
               party claims indemnity pursuant to Sections 7(a) or 7(b) or
               otherwise, the indemnifying party shall be entitled to
               participate at its own expense in the defense, or, if it so
               elects, in accordance with arrangements satisfactory to any other
               indemnifying party or parties similarly notified, to assume the
               defense thereof, with counsel who shall be satisfactory to such
               indemnified party and any other indemnified parties who are
               defendants in such action; and after notice from the indemnifying
               party to such indemnified party of its election so to assume the
               defense thereof and the retaining of such counsel by the
               indemnifying party, the indemnifying party shall not be liable to
               such indemnified party under Sections 7(a) or 7(b) or otherwise
               for any legal or other expenses subsequently incurred by such

                                       -8-

<PAGE>

                                                                  EXECUTION COPY

               indemnified party in connection with the defense thereof, other
               than the reasonable costs of investigation. Notwithstanding the
               election of an indemnifying party to assume the defense of any
               such action, if (i) the indemnifying party shall not have
               employed counsel to have charge of the defense of such action or
               proceeding or (ii) such indemnified party shall have reasonably
               concluded that there may be defenses available to it which are
               different from or additional to those available to the
               indemnifying party (in which case the indemnifying party shall
               not have the right to direct the defense of such action or
               proceeding on behalf of the indemnified party), then in either of
               such events the indemnifying party shall bear all legal or other
               expenses incurred by the indemnified party in connection with the
               defense of such action.

     8. Waiver. The failure of a party to insist upon strict adherence to any
term of this Agreement on any occasion shall not be considered a waiver or
deprive that party of the right thereafter to that term or any other term of
this Agreement.

     9. Entire Agreement. This Agreement supersedes all previous contracts or
agreements among the parties with respect to the subject matter hereof and
constitutes the entire Agreement among the parties with respect thereto.

     10. Amendments. This Agreement may be amended only be an instrument in
writing signed in the manner provided in Section 12 below, effective as of the
date stipulated therein.

     11. Invalidity of Particular Provisions. If any term or provisions of this
Agreement, or any application thereof to any person or circumstance shall to any
extent, be invalid or unenforceable, the remainder of this Agreement, or the
application of such term or provision to persons or circumstances other than
those as to which it is held invalid or unenforceable, shall not be affected
thereby and each term and provision of this Agreement shall be valid and be
enforceable to the fullest extent allowable by law.

     12. Execution. This Agreement and any amendments hereto shall be executed
in no fewer than two counterparts by a duly authorized officer or agent of each
party hereto. Each counterpart so executed shall be deemed an original, but all
original counterparts shall together constitute one and the same instrument.

     13. Further Actions. Each of the parties agrees that it shall hereafter
execute and deliver such further instruments and do such further acts and things
as may be reasonably required or useful to carry out the intent and purpose of
this Agreement and as are not inconsistent with the terms hereof.

     14. Successors and Assigns. This Agreement shall be binding upon and shall
inure to the benefit of the Consultant, the General Partner, the Partnership and
their respective successors and assigns. This Agreement may not be assigned by
the General Partner or the Partnership without the prior written consent of the
Consultant. This Agreement may not be assigned by the Consultant without the
prior written consent of the General Partner.

                                      -9-

<PAGE>

                                                                  EXECUTION COPY

     15. Notices. All demands, notices and other communications under this
Agreement shall be in writing shall be personally delivered or sent by
registered mail, telecopy or overnight courier, shall be deemed to have been
duly given when received, and shall be addressed as follows:

                   To the General Partner or the Partnership:

                             P.I. Associates
                             280 Daines Street, 3rd Floor
                             Birmingham, Michigan 48009
                             Attention: Mr. Paul M. Zlotoff

                   with a copy to:

                             Nicholas S. Hodge, Esq.
                             Kirkpatrick & Lockhart Nicholson Graham LLP
                             75 State Street
                             Boston, MA 02109
                             Fax:(617)261-3175

                   To the Consultant:

                             Manufactured Housing Services, Inc. Attention: Mr.
                             Donald E. Petrow,
                             President 14 Pitching Way
                             Scotch Plains, New Jersey 07076
                             Fax:(908)889-7326

                  with a copy to:

                             Dechert LLP
                             Attn. David W. Forti, Esq.
                             4000 Bell Atlantic Tower
                             1717 Arch Street
                             Philadelphia, PA 19103
                             Fax:(215)994-2222

or at such address as may hereafter be furnished in writing by any party to the
others.

     16. Defined Terms. Capitalized terms defined in the Partnership Agreement
but not defined herein shall have the same meanings as are provided therefor in
the Partnership Agreement.

     17. Governing Law. This Agreement shall be governed by, and construed and
enforced in accordance with, the internal laws of the State of New York.

     18. Remedies. In the case of any disputes arising under this Agreement, the
prevailing party shall be entitled to recover reasonable legal fees and costs
from the adverse party.

     IN WITNESS WHEREOF, the parties hereto have executed this Consulting
Agreement as of the date first above written.

                                      -10-

<PAGE>

                                                                  EXECUTION COPY

                                     UNIPROP MANUFACTURED HOUSING
                                     COMMUNITIES INCOME FUND,
                                     a Michigan Limited Partnership

                                     By:  P.I. Associates, a Michigan Limited
                                          Partnership, General Partner

                                     By: /s/ Roger Zlotoff
                                        ----------------------------------------
                                        ROGER ZLOTOFF, VICE PRESIDENT

                                     P.I. ASSOCIATES,
                                     a Michigan Limited Partnership

                                     By: /s/ Roger Zlotoff
                                        ----------------------------------------
                                        ROGER ZLOTOFF, VICE PRESIDENT

                                     MANUFACTURED HOUSING SERVICES, INC.

                                     By:
                                        ----------------------------------------

                                      -11-

<PAGE>

                                                                  EXECUTION COPY

                                     UNIPROP MANUFACTURED HOUSING
                                     COMMUNITIES INCOME FUND,
                                     a Michigan Limited Partnership

                                     By:   P.I. Associates, a Michigan Limited
                                           Partnership, General Partner

                                     By:
                                        ----------------------------------------

                                     P.I. ASSOCIATES,
                                     a Michigan Limited Partnership

                                     By:
                                        ----------------------------------------

                                     MANUFACTURED HOUSING SERVICES, INC

                                     By: /s/
                                        ----------------------------------------

                                     - 12 -

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