Document:

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                                                                    Exhibit 10.4

                 THIRD AMENDMENT TO PURCHASE AND SALE AGREEMENT
                            AND ESCROW INSTRUCTIONS

     THIS THIRD AMENDMENT TO PURCHASE AND SALE AGREEMENT AND ESCROW INSTRUCTIONS
(the "Third Amendment") is entered into effective as of April 5, 2004, by and
between IGP X SHADOWRIDGE MEADOWS, LTD., a California limited partnership
("Seller") and MARK GOSSELIN, as trustee of the Mark Gosselin Trust dated
October 31, 2001 ("Buyer"), with reference to the following recitals:

                                    RECITALS

     A. Buyer and Seller previously entered into a Purchase and Sale Agreement
and Escrow Instructions dated effective December 8, 2003, as amended (the
"Agreement"), relating to that certain property known as the Shadow Ridge Meadow
Apartments, as more particularly described in the Agreement. The Agreement was
amended by that certain First Amendment to Purchase and Sale Agreement and
Escrow Instructions dated January 8, 2004, and by that certain Second Amendment
to Purchase and Sale Agreement and Escrow Instructions dated February 8, 2004.

     B. Buyer and Seller wish to amend the Agreement as set forth in detail
below.

     NOW THEREFORE, for good and valuable consideration, the parties agree as
follows:

                                   AGREEMENT

     1. Section 4. The first paragraph of Section 4.1 of the Agreement is hereby
deleted in its entirety and replaced with the following provision:

     Section 4.1 Time and Place. The consummation of the transaction
     contemplated hereby (the "Closing") shall occur on or before June 1, 2004
     (the "Closing Date"). Provided that Buyer shall not be in default
     hereunder, Buyer may, at its election, extend the Closing Date for one (1)
     period until on or before July 1, 2004 ("Extension Period") upon delivery
     to Seller and Escrow Holder of written notice of its election to so extend
     the Closing Date not less than five (5) business days prior to the
     scheduled Closing Date.

     2.    Definitions. All capitalized words used herein shall have the
definition set forth in the Agreement, unless defined herein.

     3. Counterparts. This Third Amendment may be executed in any number of
identical counterparts, and each counterpart hereof shall be deemed to be an
original instrument, but all counterparts hereof taken together shall constitute
a single instrument. The facsimile signatures of the parties shall be deemed to
constitute original signatures, and facsimile copies hereof shall be deemed to
constitute duplicate original counterparts.

                                       1

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     4. Effective Date. This Third Amendment shall be effective as of the
effective date set forth above.

     5. Conflicting Terms. In the event of a conflict between the terms of the
Agreement and the terms of this Third Amendment, the terms of this Third
Amendment shall govern.

                      Signatures Appear on Following Page

                                       2

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     IN WITNESS WHEREOF, Seller and Buyer have executed this Third Amendment as
of the effective date first written above.

                                        "SELLER"

                                        IGP X SHADOW RIDGE MEADOWS
                                        LTD., a California Limited Partnership

                                        By: IGP X SHADOW RIDGE MEADOWS
                                            MANAGEMENT, INC.,
                                            a California corporation

                                        By: ----------------------------
                                            Name: David W. Maurer
                                            Title: President

                                        "BUYER"

                                        MARK GOSSELIN, TRUSTEE OF THE MARK
                                        GOSSELIN TRUST DATED OCTOBER 31,
                                        2001

                                        By: /s/ Mark Gosselin
                                            ----------------------------
                                            Name: Mark Gosselin
                                            Title: Trustee

                                        3
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     IN WITNESS WHEREOF, Seller and Buyer have executed this Third Amendment as
of the effective date first written above.

                                        "SELLER"

                                        IGP X SHADOW RIDGE MEADOWS
                                        LTD., a California Limited Partnership

                                        By: IGP X SHADOW RIDGE MEADOWS
                                            MANAGEMENT, INC.,
                                            a California corporation

                                        By: /s/ David W. Maurer
                                            ----------------------------
                                            Name: David W. Maurer
                                            Title: President

                                        "BUYER"

                                        MARK GOSSELIN, TRUSTEE OF THE MARK
                                        GOSSELIN TRUST DATED OCTOBER 31,
                                        2001

                                        By: ----------------------------
                                            Name: Mark Gosselin
                                            Title: Trustee

                                        4[EXHIBIT 4.1]

THIS OPTION AND THE SECURITIES ISSUABLE UPON EXERCISE OF THIS OPTION HAVE
NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED (THE
"SECURITIES ACT"), OR ANY STATE SECURITIES LAW, AND MAY NOT BE OFFERED
FOR SALE, SOLD OR TRANSFERRED UNLESS A REGISTRATION STATEMENT UNDER SUCH
ACT AND APPLICABLE STATE SECURITIES LAWS SHALL BE EFFECTIVE WITH RESPECT
THERETO, OR AN EXEMPTION FROM REGISTRATION UNDER THE SECURITIES ACT AND
APPLICABLE STATE SECURITIES LAWS IS AVAILABLE IN CONNECTION WITH SUCH
OFFER, SALE OR TRANSFER, SUBJECT TO COMPLIANCE WITH THE REQUIREMENTS OF
THE SECURITIES ACT AND APPLICABLE STATE SECURITIES LAWS, THIS OPTION AND
THE SECURITIES ISSUABLE UPON EXERCISE OF THIS OPTION MAY BE PLEDGED OR
HYPOTHECATED IN CONNECTION WITH A BONA FIDE MARGIN ACCOUNT OR OTHER LOAN
SECURED BY THIS OPTION OR ANY OF THE SECURITIES ISSUABLE UPON EXERCISE
OF THIS OPTION.

                              OPTION
                              ------

     FOR VALUE RECEIVED, this certifies that ___________________ (the
"Holder") is entitled, subject to the terms set forth below, at any time
during the exercise Period (defined in Section 1 hereof) to fully paid
and non-assessable shares (the "Shares") of RAM Venture Holdings Corp.
(the "Company") common stock (the "Option").

     This Option is subject to following provisions:

     1.   EXERCISE.  This Option may be exercised by the Holder
beginning on the date hereof and ending on (the "Exercise Period") at an
exercise price equal to _______________ ($________) per share (the
"Exercise Price").  The Option may be exercised at any time on any
business day for all or any part of the Option upon delivery of written
notice by the Holder to the Company at 5310 South Shackleford Road, Suite
D, Little Rock, Arkansas 72204 (or at such other address as the Company
may designate from time to time by notice in writing to the Holder),
together with payment in cash or immediately available funds in the
amount equal to the Exercise Price.  As soon as practicable on or after
such date, and in any event within ten (10) business days, the Company
shall deliver to the Holder a certificate or certificates for the full
number of shares issuable upon such exercise.

     2.   ADJUSTMENTS.

     2.1  Adjustments to Option Rights.  The number of Shares for which
          ----------------------------
the Option is exercisable, and the Exercise Price of such shares shall
be subject to adjustment from time to time as set forth in this Section
2.

     2.2  Stock Dividends, Subdivisions and Combinations.  If at any
          ----------------------------------------------
time the Company shall:

     (a)  Declare for the benefit of the record holders of the class of
     capital stock of the Shares a dividend payable in, or other
     distribution of, additional shares of the class of capital stock of
     the Shares,

     (b)  subdivide its outstanding shares of the class of capital stock
     of the Shares into a larger number of shares of the class of capital
     stock of the Shares, or

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     (c)  combine its outstanding shares of the class of capital stock
     of the Shares into a smaller number of shares of the class of
     capital stock of the Shares,

then (i) the number of Shares for which the Option is exercisable
immediately prior to the occurrence of any such event shall be adjusted
to equal the number of shares of the class of capital stock of the Shares
which a record holder of the same number of shares of the class of
capital stock of the Shares for which the Option is exercisable
immediately prior to the occurrence of such event would own or be
entitled to receive after the happening of such event and (ii) the
Exercise Price immediately prior to the occurrence of such event shall
be adjusted to equal the product of the Exercise Price multiplied by a
fraction, the numerator of which shall be the number of Shares for which
the Option is exercisable immediately prior to the adjustment and the
denominator of which shall be the number of the Shares for which the
Option is exercisable immediately after such adjustment.

     2.3  Reclassification, Exchange and Substitution.  If the capital
          -------------------------------------------
stock issuable upon the exercise of this Option is changed into the same
or a different number of shares of any class or classes of stock, whether
by reclassification, exchange, substitution or otherwise (other than a
subdivision or combination of shares or stock dividend, each as provided
for elsewhere in this Section 2, then and in each such event the Holder
shall have the right thereafter to exercise the Option for the kind and
amount of stock and other securities and property receivable upon such
reclassification, exchange, substitution or other change, which the
Holder would have been entitled to receive had the Options been exercised
immediately prior to such reclassification, exchange, substitution or
change (pro rated in the case of any partial exercise).

     3.   FRACTION INTERESTS.  No fractional shares or scrip
representing fractional shares shall be issuable upon the exercise of
this Option.  If, on exercise of this Option, the Holder hereof would be
entitled to a fractional share of Common Stock or a right to acquire a
fractional share of Common Stock, the Company shall, in lieu of issuing
any such fractional share, pay to the Holder an amount in cash equal to
the product resulting from multiplying such fraction by the Market Price
as of the Exercise Date.

     4.   TRANSFER OF THIS OPTION.  The Holder may sell, transfer,
assign, pledge or otherwise dispose of this Option, in whole or in part,
as long as such sale or other disposition is made pursuant to an
effective registration statement or an exemption from the registration
requirements of the Securities Act, and applicable state securities laws.
Upon such transfer or other disposition, the Holder shall deliver this
Option to the Company together with a written notice to the Company,
substantially in the form of the Transfer Notice attached hereto as
Exhibit _____ (the "Transfer Notice"), indicating the person or persons
to whom this Option shall be transferred and, if less than all of this
Option is transferred, the number of Option Shares to be covered by the
part of this Option to be transferred to each such person.  Within three
(3) Business Days of receiving a Transfer Notice and the original of this
Option, the Company shall deliver to the each transferee designated by
the Holder a Option or Options of like tenor and terms for the
appropriate number of Option Shares and, if less than all this Option is
transferred, shall deliver to the Holder an Option for the remaining
number of Option Shares.

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     5.   BENEFITS OF THIS OPTION.  This Option shall be for the sole
and exclusive benefit of the Holder of this Option and nothing in this
Option shall be construed to confer upon any person other than the Holder
of this Option any legal or equitable right, remedy or claim hereunder.

     6.   LOSS, THEFT, DESTRUCTION OR MUTILATION OF OPTION.  Upon
receipt by the Company of evidence of the loss, theft, destruction or
mutilation of this Option, and (in case of loss, theft or destruction)
of indemnity reasonably satisfactory to the Company, and upon surrender
of this Option, if mutilated, the Company shall execute and deliver a new
Option of like tenor and date.

     7.   NOTICES.  All notices and other communications from the Holder
to the Company shall be mailed by first class registered or certified
mail, postage prepaid, or sent by express overnight courier service.

     8.   CHANGE, WAIVER.  This Option and any term hereof may be
changed, waived, discharged or terminated only by an instrument in
writing signed by the party against which enforcement of such change,
waiver, discharge or termination is sought.

     9.   HEADINGS.  The headings in this Option are for purposes of
convenience of reference only and shall not be deemed to constitute a
part hereof.

     10.  LEGAL MATTERS.  The validity, construction, enforcement, and
interpretation of this Option are governed by the laws of the State of
Florida and the federal laws of the United States of America, excluding
the laws of those jurisdictions pertaining to resolution of conflicts
with laws of other jurisdictions.

     11.  ASSIGNS.  This Option is assignable in whole or in part by the
Holder without the prior written consent of the Company.  All the
covenants and provisions of this Option by or for the benefit of the
Company or the Holder of this Option shall bind and inure to the benefit
of their respective successors and assigns hereunder.

     12.  COUNTERPARTS.  This Option may be executed in counterparts.
Each executed counterpart shall constitute an original document and all
of them, together, shall constitute the same instrument.

     IN WITNESS WHEREOF, this Option is executed as of the _____ day of
June, 2004.
                              RAM Venture Holdings Corp.

                              By:_____________________________________
                                 Jeff Harris, President

                                  3

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                                                     Exhibit A to Option
                                                     -------------------

                         EXERCISE NOTICE

     The undersigned Holder hereby irrevocably exercises the right to
purchase ____________ of the shares of Common Stock ("Option Shares") of
RAM Venture Holdings Corp. evidenced by the attached Option (the
"Option").  Capitalized terms used herein and not otherwise defined shall
have the respective meanings set forth in the Option.

The Holder intends that payment of the Exercise Price shall be made as
with respect to ______________________ Option Shares.

The Holder shall pay the sum of $_____________________ to the Company in
accordance with the terms of the Option.

Date:  __________________          ____________________________________
                                   Name of Registered Holder

                                   By:_________________________________

                                   Name:_______________________________

                                   Title:______________________________

                                  4
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                                                   Exhibit B to Option
                                                   -------------------

                         TRANSFER NOTICE

     FOR VALUE RECEIVED, the undersigned Holder of the attached Option
hereby sells, assigns and transfers unto the person or persons named
below the right to purchase ___________ shares of Common Stock of RAM
Venture Holdings Corp. evidenced by the attached Option.

Date:  __________________      _____________________________________
                               Name of Registered Holder

                               By:__________________________________

                               Name:________________________________

                               Title:_______________________________

                              Transferee Name and Address:

                              ______________________________________

                              ______________________________________

                              ______________________________________

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