Document:

<PAGE>

Exhibit 10.1

                          PURCHASE AND SALE AGREEMENT

                                  DATED AS OF

                                April 28, 2000

                                    BETWEEN

                                N'TANDEM TRUST

                                      AND

                          WINDSOR PARK PROPERTIES 3,
                       A CALIFORNIA LIMITED PARTNERSHIP

                                       5
<PAGE>

                          PURCHASE AND SALE AGREEMENT

          PURCHASE AND SALE AGREEMENT, dated April 28, 2000, between N'Tandem
Properties L.P., a Delaware limited Partnership (the "Buyer"), N'Tandem Trust,
an unincorporated California business trust and the sole general partner of the
Partnership ("N'Tandem"), and Windsor Park Properties 3, A California Limited
Partnership (the "Seller"), relating to the purchase by the Buyer from the
Seller of certain real property and ownership interests in real property, as
more particularly described herein. The Buyer and the Seller hereby agree as
follows:

                                   ARTICLE I

                 PURCHASE OF PROPERTY AND OWNERSHIP INTERESTS

          1.1  Purchase of Property and Ownership Interests. At the Closing
               --------------------------------------------
               described in Paragraph 2.1, the Buyer will purchase the real
               properties owned in fee simple (the "Properties") and the
               ownership interests in real properties (the "Ownership
               Interests") described in Exhibit A hereto, and the Seller shall
                                        ---------
               transfer the Properties and Ownership Interests to the Buyer free
               and clear of all liens (the "Sales").

Purchase Price.  The aggregate purchase price for the Properties and the
--------------
Ownership Interests is $10,551,500, which represents the aggregate appraised
value of the Properties and the Ownership Interests less the aggregate discount
applicable to the Ownership Interests, and is subject to the adjustments set
forth in this Paragraph 1.2. (as so adjusted, the "Purchase Price"). To the
extent that any Property, or any real property underlying any Ownership Interest
(each, an "Underlying Property"), fails to be free and clear of all mortgage
indebtedness and/or other liens, the Buyer shall receive at the Closing a credit
against the Purchase Price (i) in the case of mortgage indebtedness and/or other
liens encumbering any Property as of the closing date, in an amount equal to
such mortgage indebtedness and/or other liens (or in the case of mortgage
indebtedness and/or other liens relating to any Property encumbering more than
one real property, in an amount equal to the product of the amount of such
mortgage indebtedness and/or other liens times the ratio that the appraised
value of such Property bears to the aggregate appraised values of all real
properties

                                       6
<PAGE>

1.2  encumbered by such mortgage indebtedness and/or other liens), and (ii) in
     the case of mortgage indebtedness and/or other liens encumbering any
     Underlying Property as of the closing date, in an amount equal to such
     mortgage indebtedness and/or other liens (or in the case of mortgage
     indebtedness and/or other liens relating to an Underlying Property
     encumbering more than one real property, in an amount equal to the product
     of the amount of such mortgage indebtedness and/or other liens times the
     ratio that the appraised value of such Underlying Property bears to the
     aggregate appraised values of all real properties encumbered by such
     mortgage indebtedness and/or other liens) times the percentage ownership of
     such Underlying Property allocable or attributable to the Ownership
     Interest.

                                  ARTICLE II

                                  THE CLOSING

2.1  Time and Place of Closing.  The closing (the "Closing") of the purchase of
     -------------------------
     the Properties and the Ownership Interests will take place at the offices
     of LandAmerica National Commercial Services, 3636 North Central Avenue,
     Suite 350, Phoenix, Arizona, at 2:00 P.M. Phoenix time, on May 31, 2000 or
     such other date as may be agreed to by the Buyer and the Seller (the
     "Closing Date").

2.2  Seller's Actions at Closing.  At the Closing, the Seller shall deliver to
     ---------------------------
     the Buyer (i) deeds of conveyance in proper form for recording relating to
     the Properties and the Big Country Estates and Harmony Ranch Ownership
     Interests, (ii) an Assignment Agreement, in form and substance satisfactory
     to the Buyer, assigning to the Buyer all of the Seller's right, title and
     interest in and to the Apache East and Denali Park Estates Ownership
     Interests, and (iii) such other documents and instruments, and take such
     other action, as may be necessary or desirable to effect the transfer of
     the Properties and the Ownership Interests to the Buyer, in accordance with
     this Agreement.

2.3  Buyer's Actions at Closing.  At the Closing, the Buyer will deliver to the
     --------------------------
     Seller a certified or bank cashier's check, or evidence of a wire transfer
     of immediately available funds to an account specified by the Seller at
     least 24 hours before the Closing, in an amount equal to the Purchase
     Price.

                                       7
<PAGE>

2.4  Closing Costs.  With respect to the Properties and the Big Country
     -------------
     Estates and Harmony Ranch Ownership Interests, the Seller shall pay at the
     Closing such closing costs as are customarily paid by sellers of real
     property in Colorado. The Buyer shall be responsible for all other closing
     costs relating to the transfer of the Properties and the Ownership
     Interests payable at the Closing.

                                  ARTICLE III

                        REPRESENTATIONS AND WARRANTIES

3.1  Buyer's Representations and Warranties.  The Buyer represents and warrants
     --------------------------------------
     to the Seller as follows:

(a)  The Buyer is a limited partnership duly formed and validly existing under
     the laws of the State of Delaware.

(b)  The Buyer has all trust power and authority necessary to enable it to enter
     into this Agreement and carry out the transactions contemplated by this
     Agreement. All partnership actions necessary to authorize the Buyer to
     enter into this Agreement and carry out the transactions contemplated by it
     have been taken. This Agreement has been duly executed by the Buyer and is
     a valid and binding agreement of the Buyer, enforceable against the Buyer
     in accordance with its terms.

                                  ARTICLE IV

                         ACTIONS PRIOR TO THE CLOSING

4.1  Activities Until Closing Date.  From the date of this Agreement to the
     -----------------------------
     Closing Date, the Seller will, except with the written consent of N'Tandem
     or the Buyer, operate its businesses in the ordinary course and in a manner
     consistent with the manner in which they are being operated at the date of
     this Agreement.

4.2  Seller's Efforts to Fulfill Conditions.  The Seller will use its best
     --------------------------------------
     efforts to cause all the conditions set forth in Paragraph 5.1 to be
     fulfilled prior to or at the Closing.

                                       8
<PAGE>

4.3  Buyer's Efforts to Fulfill Conditions. The Buyer will use its best efforts
     -------------------------------------
     to cause all the conditions contained in Paragraph 5.1 to be fulfilled
     prior to or at the Closing.

                                   ARTICLE V

                        CONDITIONS PRECEDENT TO CLOSING

5.1  Conditions to Buyer's Obligations.  The obligations of the Buyer at the
     ---------------------------------
     Closing are subject to the approval of the Sales by the holders of not less
     than a majority of the issued and outstanding units of limited partner
     interest of the Seller.

                                  ARTICLE VI

                                  TERMINATION

6.1  Right to Terminate.  This Agreement may be terminated at any time prior to
     ------------------
     the Closing:

(a)  By mutual consent of N'Tandem, the Buyer and the Sellers;

(b)  By either the Buyer or the Seller if, without fault of the terminating
     party, the Closing does not occur on or before  August 31, 2000; or

(c)  By the Buyer or the Seller if the condition in Paragraph 5.1 is not
     satisfied on or before the Closing Date.

6.2  Effect of Termination.  If this Agreement is terminated pursuant to
     ---------------------
     Paragraph 6.1, after this Agreement is terminated, no party hereto will
     have any further rights or obligations under this Agreement. Nothing
     contained in this Paragraph will, however, relieve any party of liability
     for any breach of this Agreement which occurs before this Agreement is
     terminated.

                                  ARTICLE VII

                                    GENERAL

7.1  Expenses.  Except as otherwise provided herein, the Buyer and the Seller
     --------
     will each pay its own expenses in connection with the transactions which
     are the subject of this Agreement, including legal fees.

7.2  Entire Agreement.  This Agreement and the documents to be delivered in
     ----------------
     accordance with this Agreement contain the entire agreement between the
     Buyer and the Seller relating to the transactions which are the subject of
     this Agreement. There are no representations,

                                       9
<PAGE>

     warranties, understandings or agreements concerning the transactions which
     are the subject of this Agreement other than those expressly set forth
     herein and therein.

7.3  Captions.  The captions of the articles and paragraphs of this Agreement
     --------
     are for reference only and do not affect the meaning or interpretation of
     this Agreement.

7.4  Assignments.  Neither this Agreement nor any right of any party under it
     -----------
     may be assigned.

7.5  Notices and Other Communications.  Any notice or other communication under
     --------------------------------
     this Agreement must be in writing and will be deemed given when delivered
     in person or sent by facsimile (with proof of receipt at the number to
     which it is required to be sent), or on the third business day after the
     day on which mailed by first class mail from within the United States of
     America, to the following addresses (or such other address as may be
     specified after the date of this Agreement by the party to which the notice
     or communication is sent):

                                      10
<PAGE>

     If to the Seller:

          Windsor Park Properties 3, A California
            Limited Partnership
          6160 South Syracuse Way
          Greenwood Village, Colorado 80111

     If to the Buyer:

          N'Tandem Trust
          N'Tandem Properties L.P.
          6160 South Syracuse Way
          Greenwood Village, Colorado 80111

          with a copy to:

          Clifford Chance Rogers & Wells LLP
          200 Park Avenue
          New York, New York 10166
          Facsimile: (212) 878-8375
          Attention: Jay L. Bernstein, Esq.

7.6  Governing Law.  This Agreement will be governed by, and construed under,
     -------------
     the substantive laws of the State of Colorado.

7.7  Amendments.  This Agreement may be amended only by a document in writing
     ----------
     signed by both the Buyer and the Seller.

7.8  Counterparts.  This Agreement may be executed in two or more counterparts,
     ------------
     some of which may be signed by fewer than all the parties or may contain
     facsimile copies of pages signed by some of the parties. Each of those
     counterparts may contain the signatures of fewer than all the parties or
     may contain facsimile copies of pages signed by some of the parties. Each
     of those counterparts will be deemed to be an original, but all of them
     together will constitute one and the same agreement.

                                      11
<PAGE>

     IN WITNESS WHEREOF, the Buyer and the Seller have executed this Agreement,
intending to be legally bound by it, on the day shown on the first page of this
Agreement.

SELLER:

WINDSOR PARK PROPERTIES 3,
A California Limited Partnership

By:  The Windsor Corporation,
     General Partner

     By:  /s/Steven G Waite
          -----------------
          Steven G. Waite
          President

BUYER:

N'TANDEM PROPERTIES, L.P.

By:  N'Tandem Trust,
     its general partner

     By:  /s/Gary P. McDaniel
          -------------------
          Gary P. McDaniel
          Trustee

                                      12
<PAGE>

                                   EXHIBIT A

<TABLE>
<CAPTION>
                                                                Gross                              Debt
                                                               Purchase                         Attributable         Net
                                                               Price of                         to Property        Purchase
                                                              Property of      Discount on      or Ownership       Price of
                                                               Ownership        Ownership      Interest as of     Property or
                        Ownership           Nature of         -----------      -----------     --------------      Ownership
Name of Property        Percentage      Ownership Interest     Interest         Interest          4/28/00           Interest
----------------        ----------      ------------------     --------         --------          -------          ----------
<S>                     <C>             <C>                   <C>              <C>             <C>                 <C>
Ponderosa
 Indianapolis, IN          100%            Fee Simple         $ 2,200,000             __        $  400,000         $1,800,000
The Pines
 Charleston, SC            100%            Fee Simple         $   700,000             __                __         $  700,000
Shady Hills
 Nashville, TN             100%            Fee Simple         $ 2,400,000             __                __         $2,400,000
Trailmont
 Nashville, TN             100%            Fee Simple         $ 2,300,000             __        $1,170,400         $1,129,600
Big Country Estates                     Tenancy in Common/
 Cheyenne, WY               40%           Joint Venture
                                            Interest          $ 1,124,000       $112,400                __         $1,011,600
Apache East                                Partnership
 Apache Junction, AZ        29%             Interest          $   576,900       $100,400        $  316,600         $  202,600
Denali Park Estates                        Partnership
 Apache Junction, AZ        29%             Interest          $ 1,003,600       $ 57,500        $  550,900         $  352,300
Harmony Ranch                           Tenancy in Common/
 Thonotosassa, FL           25%           Joint Venture
                                            Interest          $   575,000       $ 57,700        $  300,000         $  217,500
                                                              -----------       --------        ----------         ----------
        Total                                                 $10,879,500       $328,000        $2,737,900         $7,813,600
                                                              ===========       ========        ==========         ==========
</TABLE>

                                      13<PAGE>

Exhibit 10.1

                          PURCHASE AND SALE AGREEMENT

                                  DATED AS OF

                                April 28, 2000

                                    BETWEEN

                                N'TANDEM TRUST

                                      AND

                          WINDSOR PARK PROPERTIES 3,
                       A CALIFORNIA LIMITED PARTNERSHIP
<PAGE>

                          PURCHASE AND SALE AGREEMENT

          PURCHASE AND SALE AGREEMENT, dated April 28, 2000, between N'Tandem
Properties L.P., a Delaware limited Partnership (the "Buyer"), N'Tandem Trust,
an unincorporated California business trust and the sole general partner of the
Partnership ("N'Tandem"), and Windsor Park Properties 3, A California Limited
Partnership (the "Seller"), relating to the purchase by the Buyer from the
Seller of certain real property and ownership interests in real property, as
more particularly described herein.  The Buyer and the Seller hereby agree as
follows:

                                   ARTICLE I

                 PURCHASE OF PROPERTY AND OWNERSHIP INTERESTS

     1.1  Purchase of Property and Ownership Interests. At the Closing described
          --------------------------------------------
          in Paragraph 2.1, the Buyer will purchase the real properties owned in
          fee simple (the "Properties") and the ownership interests in real
          properties (the "Ownership Interests") described in Exhibit A hereto,
                                                              ---------
          and the Seller shall transfer the Properties and Ownership
          Interests to the Buyer free and clear of all liens (the "Sales").

Purchase Price.  The aggregate purchase price for the Properties and the
--------------
Ownership Interests is $10,551,500, which represents the aggregate appraised
value of the Properties and the Ownership Interests less the aggregate discount
applicable to the Ownership Interests, and is subject to the adjustments set
forth in this Paragraph 1.2. (as so adjusted, the "Purchase Price").  To the
extent that any Property, or any real property underlying any Ownership Interest
(each, an "Underlying Property"), fails to be free and clear of all mortgage
indebtedness and/or other liens, the Buyer shall receive at the Closing a credit
against the Purchase Price (i) in the case of mortgage indebtedness and/or other
liens encumbering any Property as of the closing date, in an amount equal to
such mortgage indebtedness and/or other liens (or in the case of mortgage
indebtedness and/or other liens relating to any Property encumbering more than
one real property, in an amount equal to the product of the amount of such
mortgage indebtedness and/or other liens times the ratio that the appraised
value of such Property bears to the aggregate appraised values of all real
properties
<PAGE>

1.2  encumbered by such mortgage indebtedness and/or other liens), and (ii) in
     the case of mortgage indebtedness and/or other liens encumbering any
     Underlying Property as of the closing date, in an amount equal to such
     mortgage indebtedness and/or other liens (or in the case of mortgage
     indebtedness and/or other liens relating to an Underlying Property
     encumbering more than one real property, in an amount equal to the product
     of the amount of such mortgage indebtedness and/or other liens times the
     ratio that the appraised value of such Underlying Property bears to the
     aggregate appraised values of all real properties encumbered by such
     mortgage indebtedness and/or other liens) times the percentage ownership of
     such Underlying Property allocable or attributable to the Ownership
     Interest.

                                  ARTICLE II

                                  THE CLOSING

2.1  Time and Place of Closing. The closing (the "Closing") of the purchase of
     -------------------------
     the Properties and the Ownership Interests will take place at the offices
     of LandAmerica National Commercial Services, 3636 North Central Avenue,
     Suite 350, Phoenix, Arizona, at 2:00 P.M. Phoenix time, on May 31, 2000 or
     such other date as may be agreed to by the Buyer and the Seller (the
     "Closing Date").

2.2  Seller's Actions at Closing.  At the Closing, the Seller shall deliver to
     ---------------------------
     the Buyer (i) deeds of conveyance in proper form for recording relating to
     the Properties and the Big Country Estates and Harmony Ranch Ownership
     Interests, (ii) an Assignment Agreement, in form and substance satisfactory
     to the Buyer, assigning to the Buyer all of the Seller's right, title and
     interest in and to the Apache East and Denali Park Estates Ownership
     Interests, and (iii) such other documents and instruments, and take such
     other action, as may be necessary or desirable to effect the transfer of
     the Properties and the Ownership Interests to the Buyer, in accordance with
     this Agreement.

2.3  Buyer's Actions at Closing.  At the Closing, the Buyer will deliver to the
     --------------------------
     Seller a certified or bank cashier's check, or evidence of a wire transfer
     of immediately available funds to an account specified by the Seller at
     least 24 hours before the Closing, in an amount equal to the Purchase
     Price.
<PAGE>

2.4  Closing Costs.  With respect to the Properties and the Big Country Estates
     -------------
     and Harmony Ranch Ownership Interests, the Seller shall pay at the Closing
     such closing costs as are customarily paid by sellers of real property in
     Colorado. The Buyer shall be responsible for all other closing costs
     relating to the transfer of the Properties and the Ownership Interests
     payable at the Closing.

                                  ARTICLE III

                        REPRESENTATIONS AND WARRANTIES

3.1  Buyer's Representations and Warranties.  The Buyer represents and warrants
     --------------------------------------
     to the Seller as follows:

(a)  The Buyer is a limited partnership duly formed and validly existing under
     the laws of the State of Delaware.

(b)  The Buyer has all trust power and authority necessary to enable it to enter
     into this Agreement and carry out the transactions contemplated by this
     Agreement.  All partnership actions necessary to authorize the Buyer to
     enter into this Agreement and carry out the transactions contemplated by it
     have been taken.  This Agreement has been duly executed by the Buyer and is
     a valid and binding agreement of the Buyer, enforceable against the Buyer
     in accordance with its terms.

                                  ARTICLE IV

                         ACTIONS PRIOR TO THE CLOSING

4.1  Activities Until Closing Date.  From the date of this Agreement to the
     -----------------------------
     Closing Date, the Seller will, except with the written consent of N'Tandem
     or the Buyer, operate its businesses in the ordinary course and in a manner
     consistent with the manner in which they are being operated at the date of
     this Agreement.

4.2  Seller's Efforts to Fulfill Conditions.  The Seller will use its best
     --------------------------------------
     efforts to cause all the conditions set forth in Paragraph 5.1 to be
     fulfilled prior to or at the Closing.

<PAGE>

4.3  Buyer's Efforts to Fulfill Conditions. The Buyer will use its best efforts
     -------------------------------------
     to cause all the conditions contained in Paragraph 5.1 to be fulfilled
     prior to or at the Closing.

                                   ARTICLE V

                        CONDITIONS PRECEDENT TO CLOSING

5.1  Conditions to Buyer's Obligations.  The obligations of the Buyer at the
     ---------------------------------
     Closing are subject to the approval of the Sales by the holders of not less
     than a majority of the issued and outstanding units of limited partner
     interest of the Seller.

                                  ARTICLE VI

                                  TERMINATION

6.1  Right to Terminate.  This Agreement may be terminated at any time prior to
     ------------------
     the Closing:

(a)  By mutual consent of N'Tandem, the Buyer and the Sellers;

(b)  By either the Buyer or the Seller if, without fault of the terminating
     party, the Closing does not occur on or before  August 31, 2000; or

(c)  By the Buyer or the Seller if the condition in Paragraph 5.1 is not
     satisfied on or before the Closing Date.

6.2  Effect of Termination.  If this Agreement is terminated pursuant to
     ---------------------
     Paragraph 6.1, after this Agreement is terminated, no party hereto will
     have any further rights or obligations under this Agreement. Nothing
     contained in this Paragraph will, however, relieve any party of liability
     for any breach of this Agreement which occurs before this Agreement is
     terminated.

                                  ARTICLE VII

                                    GENERAL

7.1  Expenses.  Except as otherwise provided herein, the Buyer and the Seller
     --------
     will each pay its own expenses in connection with the transactions which
     are the subject of this Agreement, including legal fees.

7.2  Entire Agreement.  This Agreement and the documents to be delivered in
     -------
     accordance with this Agreement contain the entire agreement between the
     Buyer and the Seller relating to the transactions which are the subject of
     this Agreement. There are no representations,
<PAGE>

     warranties, understandings or agreements concerning the transactions which
     are the subject of this Agreement other than those expressly set forth
     herein and therein.

7.3  Captions.  The captions of the articles and paragraphs of this Agreement
     --------
     are for reference only and do not affect the meaning or interpretation of
     this Agreement.

7.4  Assignments.  Neither this Agreement nor any right of any party under it
     -----------
     may be assigned.

7.5  Notices and Other Communications.  Any notice or other communication under
     --------------------------------
     this Agreement must be in writing and will be deemed given when delivered
     in person or sent by facsimile (with proof of receipt at the number to
     which it is required to be sent), or on the third business day after the
     day on which mailed by first class mail from within the United States of
     America, to the following addresses (or such other address as may be
     specified after the date of this Agreement by the party to which the notice
     or communication is sent):
<PAGE>

If to the Seller:

     Windsor Park Properties 3, A California
       Limited Partnership
     6160 South Syracuse Way
     Greenwood Village, Colorado 80111

If to the Buyer:

     N'Tandem Trust
     N'Tandem Properties L.P.
     6160 South Syracuse Way
     Greenwood Village, Colorado 80111

     with a copy to:

     Clifford Chance Rogers & Wells LLP
     200 Park Avenue
     New York, New York 10166
     Facsimile:  (212) 878-8375
     Attention: Jay L. Bernstein, Esq.

7.6  Governing Law.  This Agreement will be governed by, and construed under,
     -------------
     the substantive laws of the State of Colorado.

7.7  Amendments.  This Agreement may be amended only by a document in writing
     ----------
     signed by both the Buyer and the Seller.

7.8  Counterparts.  This Agreement may be executed in two or more counterparts,
     ------------
     some of which may be signed by fewer than all the parties or may contain
     facsimile copies of pages signed by some of the parties. Each of those
     counterparts may contain the signatures of fewer than all the parties or
     may contain facsimile copies of pages signed by some of the parties. Each
     of those counterparts will be deemed to be an original, but all of them
     together will constitute one and the same agreement.
<PAGE>

     IN WITNESS WHEREOF, the Buyer and the Seller have executed this Agreement,
intending to be legally bound by it, on the day shown on the first page of this
Agreement.

SELLER:

WINDSOR PARK PROPERTIES 3,
A California Limited Partnership

By:  The Windsor Corporation,
     General Partner

     By:  /s/Steven G Waite
          -----------------
          Steven G. Waite
          President

BUYER:

N'TANDEM PROPERTIES, L.P.

By:  N'Tandem Trust,
     its general partner

     By:  /s/Gary P. McDaniel
          -------------------
          Gary P. McDaniel
          Trustee

<PAGE>

                                   EXHIBIT A

<TABLE>
<CAPTION>
                                                             Gross                     Debt
                                                            Purchase                Attributable
                                                             Price                  to Property
                                                               of                       or
                                                            Property     Discount   Ownership
                                                               or           on       Interest
                                                            Ownership   Ownership      as of               Net Purchase
                       Ownership       Nature of           -----------  ----------  ------------        Price of Property
Name of Property       Percentage  Ownership Interest       Interest     Interest      4/28/00        or Ownership Interest
----------------       ----------  -------------------      --------     --------      -------        ---------------------
<S>                    <C>         <C>                    <C>           <C>          <C>              <C>
Ponderosa                 100%         Fee Simple         $ 2,200,000       __      $   400,000           $ 1,800,000
   Indianapolis, IN
The Pines                 100%         Fee Simple         $   700,000       __           __               $   700,000
   Charleston, SC
Shady Hills               100%         Fee Simple         $ 2,400,000       __           __               $ 2,400,000
   Nashville, TN
Trailmont                 100%         Fee Simple         $ 2,300,000       __      $ 1,170,400           $ 1,129,600
   Nashville, TN
Big Country Estates       40%      Tenancy in Common/     $ 1,124,000   $ 112,400        __               $ 1,011,600
   Cheyenne, WY                       Joint Venture
                                        Interest
Apache East               29%      Partnership Interest   $   576,900   $ 100,400   $   316,600           $   202,600
   Apache Junction, AZ
Denali Park Estates       29%      Partnership Interest   $ 1,003,600   $  57,500   $   550,900           $   352,300
   Apache Junction, AZ
Harmony Ranch             25%      Tenancy in Common/     $   575,000   $  57,700   $   300,000           $   217,500
                                                          -----------   ---------   -----------           -----------
   Thonotosassa, FL                   Joint Venture
                                          Interest

            Total                                         $10,879,500   $ 328,000   $ 2,737,900           $ 7,813,600
                                                          ===========   =========   ===========           ===========

</TABLE>

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