Document:

EXHIBIT 10.1
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                     FORECLOSURE SALE CERTIFICATE
                             (Carlyle XV)

     THIS FORECLOSURE SALE CERTIFICATE (this "Certificate") is entered
into by and among the undersigned on the date hereof, (i) pursuant to
Section B of that certain Wells Fargo Bank Addendum (the "Addendum"), dated
as of September 30, 1996, by and among Carlyle Real Estate Limited
Partnership-XIV ("Carlyle XIV"), Carlyle Real Estate Limited Partnership-XV
("Carlyle XV"), Maguire Partners-Bunker Hill, Ltd. ("Maguire"), Maguire
Partners-South Tower, LLC (formerly known as the Maguire Thomas Partners-
South Tower LLC, the "LLC") and Wells Fargo Bank, N.A. ("WFB"), which is
incorporated into that certain Operating Agreement of Maguire Partners -
South Tower, LLC (as amended, restated, modified and supplemented from time
to time, the "Operating Agreement"), dated as of September 30, 1996, by and
among Carlyle XIV, Carlyle XV and Maguire; and (ii) in connection with the
foreclosure sale of the uncertificated membership interests in the LLC
owned by Carlyle XV, and certain related collateral described in the
Carlyle XV Loan Documents (as such term is defined on ANNEX 1 attached
hereto) and on ANNEX 2 attached hereto, conducted by ATC Realty Seventeen,
Inc. ("ATC Seventeen"), as successor-in-interest and assignee of WFB, and
consummated on or about the date hereof.

     As and to the extent required under Section B of the Addendum:

     (1)   ATC Realty Seventeen, Inc. (the "New LLC Member") hereby
assumes all the obligations of Carlyle XV under the Operating Agreement and
agrees to be bound by the provisions of the Operating Agreement.

     (2)   The New LLC Member, Carlyle XV, WFB and ATC Seventeen hereby
certify that the New LLC Member has acquired the Carlyle Interests (as such
term is defined in the Addendum) owned by Carlyle XV after compliance with
the procedure set forth in Section B of the Addendum.

     Each of the LLC and Maguire hereby recognizes the New LLC Member as
the purchaser and assignee of the Carlyle Interests (as such term is
defined in the Addendum) owned by Carlyle XV and as the successor member of
the LLC; and (ii) hereby amends the Operating Agreement so as to replace
any and all applicable references to Carlyle XV with references to the New
LLC Member.

     This Certificate may be executed in any number of separate
counterparts, each of which, when so executed, shall be deemed an original,
and all of said counterparts taken together shall be deemed to constitute
but one and the same instrument.

             [remainder of page intentionally left blank.]

                                   1

<PAGE>

     This Certificate shall be construed in accordance with the law of the
State of California, and is executed this 17th day of December 2001.

                      ATC REALTY SEVENTEEN, INC.,
                      as the New LLC Member

                      By:
                            _______________________________________

                      Name:       ________________________________

                      Title:      ________________________________

                      CARLYLE REAL ESTATE LIMITED PARTNERSHIP-XV

                      By:         JMB Realty Corporation, general partner

                      Name:       ________________________________

                      Title:      _________________________________

                      WELLS FARGO BANK, N.A.

                      By:
                            _______________________________________

                      Name:       ________________________________

                      Title:      ________________________________

                      ATC REALTY SEVENTEEN, INC.

                      By:
                            _______________________________________

                      Name:       ________________________________

                      Title:      ________________________________

                                   2

<PAGE>

                      MAGUIRE PARTNERS-BUNKER HILL, LTD.,
                      a California limited partnership

                      By:   Maguire Partners BGHS, LLC,
                            a California limited liability company

                      By:   Maguire Partners SCS, Inc.,
                            a California corporation

                            By:
                                  _____________________________

                            Name:      ________________________

                            Title:     ________________________

                      MAGUIRE PARTNERS-SOUTH TOWER, LLC,
                      a California limited liability company

                      By:   Maguire Partners-Bunker Hill, Ltd.,
                            a California limited partnership

                      By:   Maguire Partners BGHS, LLC,
                            a California limited liability company

                      By:   Maguire Partners SCS, Inc.,
                            a California corporation

                            By:
                                  _____________________________

                            Name:      ________________________

                            Title:     ________________________

                                   3

<PAGE>

                                ANNEX 1
                                -------
                          to the Certificate

     As used in the Certificate (to which this ANNEX 1 is attached), the
term "Carlyle XV Loan Documents" means the following: (a) that certain Loan
Agreement, dated as of December 26, 1985, by and between Carlyle XV and WFB
(as successor by merger to Crocker National Bank, "Crocker"), as amended in
accordance with its terms, including as modified by that certain Loan
Modification Agreement (Carlyle-XV), dated as of October 24, 1996, by and
between Carlyle XV and WFB; (b) that certain Security Agreement, dated as
of December 26, 1985, by and between Carlyle XV and WFB (as successor by
merger to Crocker); (c) that certain Security Agreement (Equipment and
Fixtures), executed on or about October 24, 1996, by Carlyle XV in favor of
WFB; (d) that certain Continuing Security Agreement (Rights to Payment and
Inventory), executed on or about October 24, 1996, by Carlyle XV in favor
of WFB; (e) that certain Promissory Note, dated December 30, 1985, executed
by Carlyle XV in favor WFB (as successor by merger to Crocker), as amended
and restated pursuant to that certain Amended and Restated Promissory Note
dated as of October 24, 1996, executed by Carlyle XV in favor of WFB;
(f) the Addendum; (g) that certain Security Agreement, dated as of
September 30, 1996, by and among Maguire/Thomas Partners Development, Ltd.
(the "Property Manager"), Carlyle XIV and Carlyle XV; (h) that certain
Notice of Assignment from WFB to the LLC, dated October 24, 1996, and the
related Acknowledgement of Receipt of Assignment, dated as of October 24,
1996, executed by the LLC in favor of WFB; (i) that certain Notice of
Assignment from WFB to the Property Manager, dated October 24, 1996, and
the related Acknowledgement of Receipt of Assignment, dated as of
October 24, 1996, executed by the Property Manager in favor of WFB; (j)
that certain Mutual Release, dated as of October 24, 1996, among
Carlyle XIV, Carlyle XV, Maguire and WFB; (k) that certain letter from the
Property Manager to Carlyle XIV and Carlyle XV regarding the Manager's
Payment, dated September 30, 1996; (l) that certain letter from Aetna Life
Insurance Company to the LLC, the Property Manager, Carlyle XIV, Carlyle XV
and WFB regarding Payment of Property Management Fee, dated October 24,
1996; and (m) all other agreements, documents and instruments executed and
filed in connection with or relating to the foregoing, including, without
limitation, financing statements filed pursuant to the Uniform Commercial
Code as in effect in California and Illinois, as applicable.

                           ANNEX 1 - Page 1

<PAGE>

                                ANNEX 2
                                -------
                          to the Certificate

DEBTOR:          CARLYLE REAL ESTATE LIMITED PARTNERSHIP-XV,
                 an Illinois limited partnership

SECURED PARTY:   ATC REALTY SEVENTEEN, INC.

     All of the obligations of Debtor, now or hereafter owing to Secured
Party under the certain "Loan Documents" (as defined in the Loan
Modification Agreement dated as of October 24, 1996, executed by Debtor and
Secured Party (as assignee and successor in interest to Wells Fargo Bank,
N.A.), as amended from time to time, are secured by the following personal
property of Debtor:

           1.    (a)  Any and all partnership interests of Debtor in that
     limited partnership currently known as Maguire Thomas Partners-South
     Tower, a California limited partnership (the "Partnership") and
     membership interests of Debtor in that certain limited liability
     company currently known as Maguire Partners-South Tower, LLC, a
     California limited liability company (the "LLC"), now existing or
     hereafter acquired (collectively, the "Partnership/Membership
     Interests"), and all distributions, capital and profits, warrants,
     equipment, goods, inventory, documents, instruments, chattel paper,
     investment property, letter-of-credit rights, money, accounts,
     deposit accounts, commercial tort claims, contract rights, general
     intangibles, and other rights, property, products and proceeds from
     time to time evidencing, arising from, relating to, received,
     receivable or otherwise distributed in respect of or in exchange for
     any or all of the Partnership/Membership Interests; (b) all
     additional rights to purchase interests in the Partnership or the LLC
     from time to time acquired by Debtor in any manner (which interests
     shall be deemed to be part of the Partnership/Membership Interests),
     the certificates or other instruments representing such additional
     interests, if any, and other personal property or proceeds from time
     to time received, receivable or otherwise distributed in respect of
     or in exchange for any or all of such additional interests or other
     rights; (c) any and all money, documents, instruments, chattel paper,
     investment property, letter-of-credit rights, accounts, deposit
     accounts, commercial tort claims, contract rights, general
     intangibles and other rights to payment arising from or under or as
     provided in the LLC Operating Agreement or Partnership Agreement, in
     each case, as the same may be amended, supplemented or modified from
     time to time; and (d) to the extent not covered by clauses (a), (b)
     and (c) above, all proceeds of any or all of the foregoing.  As used
     herein, the term "proceeds" shall have the meaning assigned that term
     under the Uniform Commercial Code (the "Code") as in effect in the
     State of California and the State of Illinois, as applicable.

           2.    All of Debtor's right, title and interest: (a) as a
     partner in and to the Partnership and as a member in and to the LLC,
     whether now owned or hereafter acquired, including, but not limited
     to, any management and voting rights with respect to the
     Partnership/Membership Interests, (b) all other property which,
     absent this Agreement would, now or hereafter, be distributable or
     distributed, transferable or transferred, payable or paid, or
     deliverable or delivered to Debtor as a partner in the Partnership or
     a member in the LLC, as applicable, whether at any time prior to, or
     in connection with, or after the dissolution of the Partnership or
     the LLC, if any, including, without limitation, distributions of cash

                           ANNEX 2 - Page 1

<PAGE>

     and of property in kind by the Partnership or the LLC (collectively,
     "Distributions"), and (c) all other rights, interests, claims and
     other property of Debtor in any manner arising out of or relating to
     the Partnership/Membership Interests, whether such rights, interests,
     claims or other property are now owned or hereafter acquired by
     Debtor, whatever their respective kind or character, whether they are
     tangible or intangible property, and wheresoever they may exist or be
     located, including, without limitation, all equipment, goods,
     inventory, documents, instruments, chattel paper, investment
     property, letter-of-credit rights, money, accounts, deposit accounts,
     commercial tort claims, contract rights, general intangibles, and any
     proceeds from any of the foregoing (as such terms are defined in the
     Code), if any, now owned or hereafter acquired by Debtor and in any
     manner arising out of or relating to the Partnership/Membership
     Interests, and further including, without limitation, all of the
     rights of Debtor as a holder of the Partnership/Membership Interests
     to: (1) operate the business of the Partnership or the LLC and deal
     with and receive the benefit from the Partnership's or the LLC's
     assets; (2) receive proceeds of any indemnity, warranty or guaranty
     under any agreement between Debtor and any other party or entity
     associated with the Partnership or the LLC or otherwise arising by
     operation of law for the account of Debtor, including any rights of
     equitable or implied indemnity arising in connection with any acts or
     omissions of Debtor in connection with the LLC or Partnership or
     their assets; (3) receive fees, income, rents, proceeds of sale,
     issues, earnings, deposits, receipts, royalties, revenues,
     recoveries, compensation, permits, trade or business names,
     franchises, claims and causes of action arising out of or relating to
     the Partnership or the LLC, and all other rights, powers, property
     and remedies of Debtor with respect to any of the foregoing; and
     (4) access the Partnership's or the LLC's books and records and to
     the other information concerning or affecting the Partnership or the
     LLC.

           In the event that suit is brought under any of the Loan
     Documents, any judgment obtained in or as a result of such suit shall
     be enforceable solely against the Collateral, and Debtor and its
     partners shall have no personal liability therefor.

                           ANNEX 2 - Page 2EXHIBIT 10.2
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                  ACKNOWLEDGMENT, CONSENT AND WAIVER
                    (Foreclosure Sale--Carlyle XV)

     Reference is made to the following documents (referred to herein,
collectively, as the "Carlyle XV Loan Documents"):  (a) that certain Loan
Agreement, dated as of December 26, 1985, by and between Carlyle Real
Estate Limited Partnership-XV ("Carlyle XV") and WFB (as successor by
merger to Crocker National Bank, "Crocker"), as amended in accordance with
its terms, including as modified by that certain Loan Modification
Agreement (Carlyle-XV), dated as of October 24, 1996, by and between
Carlyle XV and WFB; (b) that certain Security Agreement, dated as of
December 26, 1985, by and between Carlyle XV and WFB (as successor by
merger to Crocker); (c) that certain Security Agreement (Equipment and
Fixtures), executed on or about October 24, 1996, by Carlyle XV in favor of
WFB; (d) that certain Continuing Security Agreement (Rights to Payment and
Inventory), executed on or about October 24, 1996, by Carlyle XV in favor
of WFB; (e) that certain Promissory Note, dated December 30, 1985, executed
by Carlyle XV in favor WFB (as successor by merger to Crocker), as amended
and restated pursuant to that certain Amended and Restated Promissory Note
dated as of October 24, 1996, executed by Carlyle XV in favor of WFB;
(f) that certain Wells Fargo Bank Addendum, dated as of September 30, 1996,
by and among Carlyle Real Estate Limited Partnership XIV ("Carlyle XIV"),
Carlyle XV, Maguire Partners-Bunker Hill, Ltd. ("Maguire") and WFB;
(g) that certain Security Agreement, dated as of September 30, 1996, by and
among Maguire/Thomas Partners Development, Ltd. (the "Property Manager"),
Carlyle XIV and Carlyle XV; (h) that certain Notice of Assignment from WFB
to the Maguire Partners-South Tower, LLC (formerly known as Maguire Thomas
Partners-South Tower, LLC, the "LLC"), dated October 24, 1996, and the
related Acknowledgement of Receipt of Assignment, dated as of October 24,
1996, executed by the LLC in favor of WFB; (i) that certain Notice of
Assignment from WFB to the Property Manager, dated October 24, 1996, and
the related Acknowledgement of Receipt of Assignment, dated as of
October 24, 1996, executed by the Property Manager in favor of WFB; (j)
that certain Mutual Release, dated as of October 24, 1996, among
Carlyle XIV, Carlyle XV, Maguire and WFB; (k) that certain letter from the
Property Manager to Carlyle XIV and Carlyle XV regarding the Manager's
Payment, dated September 30, 1996; (l) that certain letter from Aetna Life
Insurance Company to the LLC, the Property Manager, Carlyle XIV, Carlyle XV
and WFB regarding Payment of Property Management Fee, dated October 24,
1996; and (m) all other agreements, documents and instruments executed and
filed in connection with or relating to the foregoing, including, without
limitation, financing statements filed pursuant to the Uniform Commercial
Code.  WFB assigned all of its rights and interests under the Carlyle XV
Loan Documents to ATC Realty Seventeen, Inc. (together with its successors
and assignees, "ATC Realty Seventeen"), a wholly-owned subsidiary of WFB.

     In connection with ATC Realty Seventeen's plans to conduct and
consummate a public foreclosure sale (the "Foreclosure Sale") on or about
December 17, 2001, to sell and transfer the membership interests in the
LLC, and certain related collateral, (collectively, the "Carlyle XV
Membership Interests") owned by Carlyle XV:

     (i)   Carlyle XV hereby ratifies, confirms, and reaffirms that it has
           granted to WFB a perfected, first priority security interest in
           and lien on the Carlyle XV Membership Interests pursuant to the
           Carlyle XV Loan Documents.

     (ii)  Carlyle XV hereby acknowledges that WFB has assigned to ATC
           Realty Seventeen all of its rights and interests with respect
           to the perfected, first priority security interest in and lien
           on the Carlyle XV Membership Interests and the Carlyle XV Loan
           Documents.

                                   1

<PAGE>

     (iii) Carlyle XV hereby ratifies, confirms, and reaffirms that all of
           the terms and conditions of the (A) Carlyle XV Loan Documents;
           (B) that certain Notice of Default dated as of April 11, 2001,
           from Cheronda B. Guyton to Patrick J. Meara, regarding
           Carlyle XV; and (C) that certain Acknowledgment and Waiver
           dated as of June 7, 2001, executed by Carlyle XV.

     (iv)  Carlyle XV hereby ratifies, confirms, and reaffirms all the
           remedies granted under the Carlyle XV Loan Documents and
           consents to the acceleration of its respective obligations in
           connection with the Foreclosure Sale, and to the Foreclosure
           Sale.

     (v)   Carlyle XV hereby acknowledges and agrees that it has had
           notice of ATC Realty Seventeen's intention to conduct the
           Foreclosure Sale, and further acknowledges and agrees that such
           notice was sufficient under the Carlyle XV Loan Documents and
           reasonable as required under the California Commercial Code.
           Carlyle XV further acknowledges and agrees that it has
           knowledge of the Foreclosure Sale to be consummated on or about
           December 17, 2001 and, therefore, Carlyle XV WAIVES any notice,
           or additional notice, to which it may have been entitled under
           the terms and conditions of the Carlyle XV Loan Documents, the
           California Commercial Code, or otherwise, including, without
           limitation, any notice or right to notice contained in the Loan
           Documents.

     (vi)  Carlyle XV hereby acknowledges and agrees that from and after,
           and conditioned upon, the consummation of the Foreclosure Sale,
           it shall have no offsets, defenses, or counterclaims against
           WFB, ATC Realty Seventeen or any successor or assignee of WFB
           or ATC Realty Seventeen with respect to its obligations under
           the Carlyle XV Loan Documents or otherwise, and, if at such
           time Carlyle XV has, or ever did have, any such offset,
           defense, claim or counterclaim against WFB, ATC Realty
           Seventeen or any successor or assignee of WFB or ATC Realty
           Seventeen, whether known or unknown, at law or in equity, of
           any kind, nature, or description, from the beginning of the
           world through this date, then from and after, and conditioned
           upon, consummation of the Foreclosure Sale (i) all of them are
           hereby expressly WAIVED, and (ii) each of WFB, ATC Realty
           Seventeen and any successor or assignee of WFB or ATC Realty
           Seventeen is hereby expressly RELEASED from any liability
           therefor.  From and after, and conditioned upon, the
           consummation of the Foreclosure Sale, Carlyle XV hereby
           expressly WAIVES the benefits of California Civil Code
           Section 1542 (which provides:  "A general release does not
           extend to claims which the creditor does not know or suspect to
           exist in his favor at the time of executing the release, which
           if known by him must have materially affected his settlement
           with the debtor.") or any similar law of any state or equitable
           principle.  In addition, from and after, and conditioned upon,
           the consummation of the Foreclosure Sale, Carlyle XV hereby
           expressly WAIVES its right to redeem the Carlyle XV Membership
           Interests under Section 9623 of the California Commercial Code
           or any similar law of any state or equitable principle.  The
           foregoing releases and waivers are being given by Carlyle XV
           and are being accepted by WFB and ATC Realty Seventeen solely
           to facilitate the Foreclosure Sale and, notwithstanding
           anything to the contrary contained herein, the same shall not
           be effective for any purpose unless and until the Foreclosure
           Sale is consummated (and if the Foreclosure Sale is not
           consummated for any reason on or about December 17, 2001, the
           same shall be deemed void AB INITIO with the same effect as if
           never given).

                                   2

<PAGE>

     (vii) Carlyle XV hereby acknowledges and agrees that it has been
           advised of the terms and conditions of the Foreclosure Sale
           (including, without limitation, the time, place and manner of
           the public disposition), and has received draft copies of the
           relevant documents (including, without limitation, the proposed
           forms of Notice of Foreclosure Sale and the Bill of Sale).
           Carlyle XV further acknowledges and agrees that the sale and
           transfer of the Carlyle XV Membership Interests in their
           present condition is commercially reasonable and that no
           preparation or processing of the Membership Interests is
           necessary, and, Carlyle XV hereby WAIVES any claim or defense
           against WFB, ATC Realty Seventeen, any successor or assignee of
           WFB or ATC Realty Seventeen and the purchaser of the Carlyle XV
           Membership Interests (which may be ATC Realty Seventeen or a
           third party; referred to herein as the "Purchaser") alleging
           that such sale was not commercially reasonable in any or all
           respects, including, without limitation, that the purchase
           price is insufficient for the value of the Carlyle XV
           Membership Interests being sold, that the sale and transfer of
           the Carlyle XV Membership Interests in their present condition,
           without preparation or processing, is not commercially
           reasonable or that the method, manner, time, place or terms of
           such sale are not commercially reasonable.

     (vii) Carlyle XV hereby acknowledges ATC Realty Seventeen's right to
           consummate the Foreclosure Sale and transfer the Carlyle XV
           Membership Interests to the Purchaser and agrees not to
           interfere with same.  Carlyle XV further consents to the
           consummation of the Foreclosure Sale by ATC Realty Seventeen to
           the Purchaser.  Carlyle XV further acknowledges and agrees that
           upon delivery of ATC Realty Seventeen's Bill of Sale to the
           Purchaser by ATC Realty Seventeen, Carlyle XV shall not have
           any further right, title or interest thereafter in and to the
           Carlyle XV Membership Interests.

     (ix)  The limitations on liability specified in Section 6.13 of the
           Loan Modification Agreement referenced in the first paragraph
           hereof are hereby incorporated herein by reference as if fully
           set forth herein (it being understood and agreed that Carlyle
           XV shall not have any personal liability hereunder or in
           connection herewith).

     This Acknowledgment, Consent and Waiver shall be construed in
accordance with the law of the State of California, and is executed this
17th day of December, 2001.

                      CARLYLE REAL ESTATE LIMITED PARTNERSHIP-XV

                      By:   JMB Realty Corporation, general partner

                            ______________________________________
                            Name:   Patrick Meara
                            Title:  Senior Vice President

                                   3

<PAGE>

AGREED AND ACCEPTED December 17, 2001

ATC REALTY SEVENTEEN, INC.

By:        _________________________

Name:      _________________________

Title:     _________________________

WELLS FARGO BANK, N.A.

By:        _________________________

Name:      _________________________

Title:     _________________________

                                   4

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