FORM 10-QSB.--QUARTERLY REPORT UNDER SECTION 13 OR 15(D) OF THE SECURITIES EXCHANGE ACT OF 1934 QUARTERLY OR TRANSITIONAL REPORT (As last amended by 34-32231, eff. 6/3/93.) U.S. Securities and Exchange Commission Washington, D.C. 20549 FORM 10-QSB [X] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(D) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 1996 [ ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(D) OF THE SECURITIES EXCHANGE ACT For the transition period.........to......... Commission file number 0-11767 ANGELES INCOME PROPERTIES, LTD. II (Exact name of small business issuer as specified in its charter) California 95-3793526 (State or other jurisdiction of (IRS Employer incorporation or organization) Identification No.) One Insignia Financial Plaza, P.O. Box 1089 Greenville, South Carolina 29602 (Address of principal executive offices) (Zip Code) Issuer's telephone number (864) 239-1000 Check whether the issuer (1) filed all reports required to be filed by Section 13 or 15(d) of the Exchange Act during the past 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes X No PART I - FINANCIAL INFORMATION ITEM 1. FINANCIAL STATEMENTS a) ANGELES INCOME PROPERTIES, LTD. II CONSOLIDATED BALANCE SHEET (Unaudited) (in thousands, except unit data) September 30, 1996 Assets Cash and cash equivalents: Unrestricted $ 2,990 Restricted--tenant security deposits 272 Accounts receivable (net of allowance for doubtful accounts of $72) 121 Escrows for taxes 131 Restricted escrows 1,429 Other assets 490 Investment in, and advances of $43 to, joint venture 57 Investment properties: Land $ 2,197 Buildings and related personal property 32,644 34,841 Less accumulated depreciation (22,598) 12,243 $17,733 Liabilities and Partners' Deficit Liabilities Accounts payable $ 48 Tenant security deposits 259 Accrued taxes 293 Other liabilities 289 Mortgage notes payable 18,404 Partners' Deficit General partner $ (454) Limited partners (99,851 units issued and outstanding) (1,106) (1,560) $17,733 See Accompanying Notes to Consolidated Financial Statements b) ANGELES INCOME PROPERTIES, LTD. II CONSOLIDATED STATEMENTS OF OPERATIONS (Unaudited) (in thousands, except unit data) Three Months Ended Nine Months Ended September 30, September 30, 1996 1995 1996 1995 Revenues: Rental income $ 1,654 $ 1,650 $ 4,861 $ 5,125 Other income 83 75 229 218 Total revenue 1,737 1,725 5,090 5,343 Expenses: Operating 460 480 1,392 1,560 General and administrative 76 76 234 250 Maintenance 256 266 646 622 Depreciation 442 431 1,313 1,426 Interest 551 400 1,340 1,380 Property taxes 142 192 422 471 Bad Debt -- -- 19 -- Total expenses 1,927 1,845 5,366 5,709 Equity in income (loss) of joint venture 11 14 (8) (3) Gain on transfer of property in foreclosure -- -- -- 1,385 Loss on disposal of property -- -- -- (40) (Loss) income before extraordinary item (179) (106) (284) 976 Extraordinary (loss) gain on extinguishment of debt (173) -- (173) 565 Net (loss) income $ (352) $ (106) $ (457) $ 1,541 Net (loss) income allocated to general partners (1%) $ (4) $ (1) $ (5) $ 15 Net (loss) income allocated to limited partners (99%) (348) (105) (452) 1,526 Net (loss) income $ (352) $ (106) $ (457) $ 1,541 Per limited partnership unit: (Loss) income before extraordinary item $ (1.77) $ (1.05) $ (2.81) $ 9.68 Extraordinary (loss) gain on extinguishment of debt (1.72) -- (1.72) 5.60 Net (loss) income $ (3.49) $ (1.05) $ (4.53) $ 15.28 See Accompanying Notes to Consolidated Financial Statements c) ANGELES INCOME PROPERTIES, LTD, II CONSOLIDATED STATEMENT OF CHANGES IN PARTNERS' DEFICIT (Unaudited) (in thousands, except unit data) Limited Partnership General Limited Units Partners Partners Total Original capital contributions 100,000 $ 1 $ 50,000 $50,001 Partners' deficit at December 31, 1995 99,851 $ (449) $ (654) $(1,103) Net income for the nine months ended September 30, 1996 (5) (452) (457) Partners' deficit at September 30, 1996 99,851 $ (454) $ (1,106) $(1,560) See Accompanying Notes to Consolidated Financial Statements d) ANGELES INCOME PROPERTIES, LTD. II CONSOLIDATED STATEMENT OF CASH FLOWS (Unaudited) (in thousands) Nine Months Ended September 30, 1996 1995 Cash flows from operating activities: Net (loss) income $ (457) $ 1,541 Adjustments to reconcile net (loss) income to net cash provided by operating activities: Bad Debt Expense 19 -- Depreciation 1,313 1,426 Amortization of discounts, loan costs and lease commissions 244 103 Equity in loss of joint venture 8 3 Gain on transfer of property in foreclosure -- (1,385) Loss on disposal of property -- 40 Extraordinary loss (gain) on extinguishment of debt 173 (565) Change in accounts: Restricted cash (26) 11 Accounts receivable (31) (80) Escrows for taxes (36) (31) Other assets (38) (40) Accounts payable (100) (66) Tenant security deposit liabilities 15 9 Accrued taxes 179 92 Other liabilities 45 137 Net cash provided by operating activities 1,308 1,195 Cash flows from investing activities: Property improvements and replacements (300) (446) Insurance proceeds -- 19 Deposits to restricted escrows (1,262) (64) Receipts from restricted escrows 247 30 Advances to joint venture (29) -- Net cash used in investing activities (1,344) (461) Cash flows from financing activities: Loan costs (225) -- Payments on mortgage notes payable (156) (195) Repayments of mortgage notes payable (11,069) -- Proceeds from mortgage notes payable 12,900 -- Debt extinguishment costs (132) -- Net cash provided by (used in) financing activities 1,318 (195) Net increase in cash balances 1,282 539 Cash and cash equivalents at beginning of period 1,708 1,063 Cash and cash equivalents at end of period $ 2,990 $ 1,602 Supplemental disclosure of cash flow information: Cash paid for interest $ 1,111 $ 1,125 <FN> See Accompanying Notes to Consolidated Financial Statements ANGELES INCOME PROPERTIES, LTD. II SUPPLEMENTAL DISCLOSURES OF NON-CASH ACTIVITIES (Unaudited) Foreclosures On March 20, 1995, the Partnership negotiated a Deed in Lieu of Foreclosure for Executive Plaza Office Park, located in Huntsville, Alabama. The property was lost to the wrap note holder. Angeles Realty Corporation II, the ("Managing General Partner") believes that the Deed in Lieu of Foreclosure was in the best interest of the Partnership. In connection with the foreclosure of Executive Plaza Office Park on March 20, 1995, the following accounts were adjusted by the following non-cash amounts: Accounts receivable $ (101,035) Investment properties (4,481,841) Other assets (88,775) Taxes 144,629 Tenant security deposits 39,919 Mortgage 5,987,086 Other liabilities 509,904 See Accompanying Notes to Consolidated Financial Statements e) ANGELES INCOME PROPERTIES, LTD. II NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) NOTE A - BASIS OF PRESENTATION The accompanying unaudited financial statements have been prepared in accordance with generally accepted accounting principles for interim financial information and with the instructions to Form 10-QSB and Item 310(b) of Regulation S-B. Accordingly, they do not include all of the information and footnotes required by generally accepted accounting principles for complete financial statements. In the opinion of Angeles Realty Corporation II, (the "Managing General Partner"), all adjustments (consisting of normal recurring accruals) considered necessary for a fair presentation have been included. Operating results for the three and nine month periods ended September 30, 1996, are not necessarily indicative of the results that may be expected for the fiscal year ending December 31, 1996. For further information, refer to the financial statements and footnotes thereto included in Angeles Income Properties, Ltd. II's (the "Partnership") annual report on Form 10-KSB for the fiscal year ended December 31, 1995. Certain reclassifications have been made to the 1995 information to conform to the 1996 presentation. NOTE B - TRANSACTIONS WITH AFFILIATED PARTIES The Partnership has no employees and is dependent on the Managing General Partner and its affiliates for the management and administration of all partnership activities. The Partnership Agreement provides for payments to affiliates for services and as reimbursement of certain expenses incurred by affiliates on behalf of the Partnership. The following payments were paid to the Managing General Partner and affiliates during the nine month periods ended September 30, 1996 and 1995: 1996 1995 (in thousands) Property management fees $238 $247 Reimbursement for services of affiliates 186 194 The Partnership insures its properties under a master policy through an agency and insurer unaffiliated with the Managing General Partner. An affiliate of the Managing General Partner acquired, in the acquisition of a business, certain financial obligations from an insurance agency which were later acquired by the agent who placed the current year's master policy. The current agent assumed the financial obligations to the affiliate of the Managing General Partner who receives payments on these obligations from the agent. The amount of the Partnership's insurance premiums accruing to the benefit of the affiliate of the Managing General Partner by virtue of the agent's obligations is not significant. NOTE B - TRANSACTIONS WITH AFFILIATED PARTIES - (CONTINUED) Angeles Mortgage Investment Trust ("AMIT"), a real estate investment trust, provided financing to the Princeton Meadows Golf Course Joint Venture ("Joint Venture") which is secured by the Joint Venture's investment property known as the Princeton Meadows Golf Course, in the original amount of $1,280,000 (see "Part II, Item 1. Legal Proceedings"). MAE GP Corporation ("MAE GP"), an affiliate of the Managing General Partner, owns 1,675,113 Class B Shares of AMIT. MAE GP has the option to convert these Class B Shares, in whole or in part, into Class A Shares on the basis of 1 Class A Share for every 49 Class B Shares. These Class B Shares entitle MAE GP to receive 1.2% of the distributions of net cash distributed by AMIT. The Class B Shares also entitle MAE GP to vote on the same basis as Class A Shares which allows MAE GP to vote approximately 37% of the total shares (unless and until converted to Class A Shares at which time the percentage of the vote controlled represented by the shares held by MAE GP would approximate 1.2% of the vote). Between the date of acquisition of these shares (November 24, 1992) and March 31, 1995, MAE GP declined to vote these shares. Since that date, MAE GP voted its shares at the 1995 annual meeting in connection with the election of trustees and other matters. MAE GP has not exerted, and continues to decline to exert, any management control over or participate in the management of AMIT. MAE GP may choose to vote these shares as it deems appropriate in the future. In addition, Liquidity Assistance, LLC ("LAC"), an affiliate of the Managing General Partner and an affiliate of Insignia Financial Group, Inc., which provides property management and partnership administration services to the Partnership, currently owns 87,700 Class A Shares of AMIT. These Class A Shares entitle LAC to vote approximately 2% of the total shares. The number of Class A Shares of AMIT owned by LAC increased from 63,200 shares on September 30, 1996, to 87,700 shares as of October 22, 1996. The voting percentage also increased from 1.5% to 2% over the same period. As part of a settlement of certain disputes with AMIT, MAE GP granted to AMIT an option to acquire the Class B Shares. This option can be exercised at the end of 10 years or when all loans made by AMIT to partnerships affiliated with MAE GP as of November 9, 1994, (which is the date of execution of a definitive Settlement Agreement) have been paid in full, but in no event prior to November 9, 1997. AMIT delivered to MAE GP cash in the sum of $250,000 at closing, which occurred April 14, 1995, as payment for the option. Upon exercise of the option, AMIT would remit to MAE GP an additional $94,000. Simultaneously with the execution of the option, MAE GP executed an irrevocable proxy in favor of AMIT, the result of which is MAE GP will be able to vote the Class B Shares on all matters except those involving transactions between AMIT and MAE GP affiliated borrowers or the election of any MAE GP affiliate as an officer or trustee of AMIT. On those matters, MAE GP granted to the AMIT trustees, in their capacity as trustees of AMIT, proxies with regard to the Class B Shares instructing such trustees to vote said Class B Shares in accordance with the vote of the majority of the Class A Shares voting to be determined without consideration of the votes of "Excess Class A Shares" as defined in Section 6.13 of the Declaration of Trust of AMIT. NOTE C - INVESTMENT IN JOINT VENTURE The Partnership owns a 14.4% interest in the Joint Venture. The Partnership accounts for the Joint Venture on the equity method. AMIT currently provides financing to the Joint Venture, secured by the investment property, in the amount of $1,567,000. Condensed balance sheet information of the Joint Venture is as follows: September 30, 1996 (in thousands) Assets Cash $ 232 Deferred charges and other assets 169 Investment properties, net 1,899 Total $ 2,300 Liabilities and Partners' Capital Notes payable to AMIT $ 1,567 Other liabilities 642 Partners' capital 91 Total $ 2,300 The condensed profit and loss statements of the Joint Venture are summarized as follows: Three Months Ended Nine Months Ended September 30, September 30, 1996 1995 1996 1995 (in thousands) (in thousands) Revenue $ 568 $ 501 $ 1,177 $ 985 Costs and expenses (495) (405) (1,235) (1,003) Net income (loss) $ 73 $ 96 $ (58) $ (18) The Partnership's equity interest in the net income and net loss of the Joint Venture for the three and nine months ended September 30, 1996, was $11,000 and $8,000, respectively. The Partnership's equity interest in the net income and net loss of the Joint Venture for the three and nine months ended September 30, 1995, was $14,000 and $3,000, respectively. The Princeton Meadows Golf Course property had an underground fuel storage tank that was removed in 1992. This fuel storage tank caused contamination to the area. Management installed monitoring wells in the area where the tank was formerly buried. Some samples from these wells indicated lead and phosphorus readings that were higher than the range prescribed by the New Jersey Department of Environmental Protection ("DEP"). The Joint Venture notified DEP of the findings when they were first discovered. However, DEP did not give any directives as to corrective action until late 1995. In November 1995, representatives of the Joint Venture and the New Jersey DEP met and developed a plan of action to clean-up the contamination site at Princeton Meadows Golf Course. The Joint Venture has engaged an engineering firm to conduct consulting and compliance work and a second firm to perform the field work necessary for the clean-up. The Joint Venture has recorded a liability of $199,000 for the costs of the clean-up. The contracts have been executed and work has commenced with the expected completion date to be sometime in late 1996. The Managing General Partner believes the liability recorded is sufficient to cover all costs associated with this incident. NOTE D - FORECLOSURE OF EXECUTIVE PLAZA On March 20, 1995, the Partnership negotiated a Deed in Lieu of Foreclosure for Executive Plaza Office Park located in Huntsville, Alabama. The total outstanding debt on the property at the time of foreclosure was approximately $6,430,000 including approximately $443,000 in accrued interest. The net fair value and the recorded net book value less related net operating liabilities as of the date of foreclosure totaled approximately $5,867,000 and approximately $4,482,000, respectively. The net gain on foreclosure amounted to approximately $1,950,000 of which approximately $1,385,000 represented a gain on transfer of property in foreclosure and approximately $565,000 represented an extraordinary gain on the extinguishment of related debt. The gain on transfer of assets represents the difference between fair value and the net book value of the property surrendered. The extraordinary gain represents the difference between the settlement amount of the debt and the recorded amount of the debt extinguished pursuant to the foreclosure. NOTE E - REFINANCING On July 1, 1996, the Partnership refinanced the mortgages encumbering Deer Creek Apartments and Landmark Apartments. The total indebtedness refinanced was approximately $7,517,000 (interest rate - 9.13%) and $3,552,000 (interest rate - 9.75%), respectively. Resulting from the refinancing was a loss of approximately $173,000 from the write-off of unamortized loan costs and incurring of prepayment penalties. The new mortgage indebtedness of approximately $6,300,000 for Deer Creek Apartments and approximately $6,600,000 for Landmark Apartments carries a stated interest rate of 2.50% plus LIBOR and a maturity date of November 15, 1996. This interim financing was necessary due to the maturity of the mortgage secured by Deer Creek Apartments in July 1996. Landmark Apartments was refinanced to obtain a lower interest rate and to provide funds needed to help close the Deer Creek Apartments refinancing. Both of these properties are in the process of negotiating long term financing which is anticipated to close in the fourth quarter of 1996. The outcome of such negotiations cannot presently be determined. The net surplus from these refinancings was $214,000 and will be held in an escrow account to be used for operating and capital needs of the properties. ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OR PLAN OF OPERATIONS Results of Operations The Partnership's investment properties consist of three apartment complexes and one commercial property. The following table sets forth the average occupancy of the properties for the nine months ended September 30, 1996 and 1995: Average Occupancy Property 1996 1995 Atlanta Crossing Shopping Center Montgomery, Alabama 92% 91% Deer Creek Apartments Plainsboro, New Jersey 95% 95% Georgetown Apartments South Bend, Indiana 97% 98% Landmark Apartments Raleigh, North Carolina (1) 92% 96% (1)This property typically attracts a student tenant base. This year a number of long time residents graduated. Occupancy should increase as those vacancies are filled. The Partnership's net loss for the nine months ended September 30, 1996, was approximately $457,000 versus net income of approximately $1,541,000 for the nine months ended September 30, 1995. The Partnership's net losses for the three months ended September 30, 1996 and 1995, were approximately $352,000 and approximately $106,000, respectively. The decrease in net income is due primarily to the gain on transfer of property in foreclosure and the gain on extinguishment of debt related to the foreclosure of Executive Plaza Office Park on March 20, 1995 (see discussion below). Contributing to the decrease in net income was an extraordinary loss on extinguishment of debt of $173,000 from Landmark and Deer Creek Apartments on July 1, 1996 (see "Note E"). As a result of the transfer of property in foreclosure, the Partnership realized a decrease in expenses for the nine months ended September 30, 1996, versus the nine months ended September 30, 1995, except for maintenance and bad debt. The decrease in property tax expense was offset by a tax rate increase and an increase in the assessed value of Georgetown Apartments. The decrease in interest expense was offset by an increase in loan cost amortization associated with the interim refinancing of Deer Creek and Landmark Apartments. Maintenance expense increased due to an increase in exterior and interior building improvements at Landmark Apartments. The Managing General Partner determined that past due amounts from tenants of the Atlanta Crossing Shopping Center amounting to $41,000 were uncollectible, and therefore reserved these amounts, resulting in bad debt expense for the nine months ended September 30, 1996. Partially offsetting this amount was $22,000 in bad debt recovery by the Partnership from an affiliate of the former owner of the Managing General Partner of the Partnership. The Partnership realized a net $40,000 loss on disposal of property during the nine months ended September 30, 1995. Approximately $47,000 of the loss related to Georgetown Apartments was due to the write-off of roofs due to replacement. These roofs were not fully depreciated at the time of replacement. Offsetting this loss was a gain of approximately $7,000 in 1995 at Deer Creek Apartments related to one unit being written off due to fire damage which was covered by insurance. The refinancing on Deer Creek Apartments and Landmark Apartments debt resulted in a loss of $173,000 from prepayment penalties and the write-off of unamortized loan costs. The Partnership has a 14.4% investment in the Princeton Meadows Golf Course Joint Venture. For the nine months ended September 30, 1996, the Partnership realized equity in loss of the Joint Venture of approximately $8,000 as compared to a approximately $3,000 loss for the nine months ended September 30, 1995. The increased loss at Princeton Meadows Golf Course can be attributed to an increase in advertising, salaries, insurance and maintenance expense. Advertising expense increased as a result of an aggressive advertising campaign and salary expense increased due to the hiring of additional personnel, including a full time golf pro for the course. The environmental issue at the property (See "Note C - Investment in Joint Venture") necessitated a purchase of new insurance. The Partnership also implemented a preventive maintenance program and repairs were made to the cart paths and course. These increases in expenses were only partially offset by an increase in revenues. The increase in revenue can be attributed to an increase in advertising and to maintenance upgrades at the golf course that have improved the appearance of the property. On March 20, 1995, the Partnership negotiated a Deed in Lieu of Foreclosure for Executive Plaza Office Park located in Huntsville, Alabama, and as a result the property was transferred to the wrap note holder. The Managing General Partner believes the Deed In Lieu of Foreclosure was in the best interest of the Partnership. The Partnership realized a gain of $1,950,000 of which $1,385,000 represented a gain on transfer of property in foreclosure and $565,000 represented an extraordinary gain on the extinguishment of related debt. The gain on transfer of property in foreclosure represents the difference between the fair value and the net book value of the property surrendered. The extraordinary gain represents the difference between the settlement amount of the debt (the fair value of the property surrendered) and the recorded amount of the debt extinguished pursuant to foreclosure. As part of the ongoing business plan of the Partnership, the Managing General Partner monitors the rental market environment of each of its investment properties to assess the feasibility of increasing rents, maintaining or increasing occupancy levels and protecting the Partnership from increases in expense. As part of this plan, the Managing General Partner attempts to protect the Partnership from the burden of inflation-related increases in expenses by increasing rents and maintaining a high overall occupancy level. However, due to changing market conditions, which can result in the use of rental concessions and rental reductions to offset softening market conditions, there is no guarantee that the Managing General Partner will be able to sustain such a plan. At September 30, 1996, the Partnership had unrestricted cash of approximately $2,990,000 versus approximately $1,602,000 at September 30, 1995. Net cash provided by operating activities increased due to an increase in accrued taxes resulting from a prepayment of taxes at Landmark Apartments for the period ending September 30, 1995. Net cash used in investing activities increased due to an increase in deposits to restricted escrows resulting from a capital repair escrow set up for Deer Creek Apartments with the refinancing. Net cash provided by financing activities increased due to the proceeds received from the refinancing of Deer Creek and Landmark Apartments. The Partnership has no material capital programs scheduled to be performed in 1996, although certain routine capital expenditures and maintenance expenses have been budgeted. These capital expenditures and maintenance expenses will be incurred only if cash is available from operations or is received from the capital reserve account. On July 1, 1996, the Partnership refinanced the mortgages encumbering Deer Creek Apartments and Landmark Apartments. The total indebtedness refinanced was approximately $7,517,000 (interest rate - 9.13%) and $3,552,000 (interest rate - 9.75%), respectively. Resulting from the refinancing was a loss of approximately $173,000 from the write-off of unamortized loan costs and incurring of prepayment penalties. The new mortgage indebtedness of approximately $6,300,000 for Deer Creek Apartments and approximately $6,600,000 for Landmark Apartments carries a stated interest rate of 2.50% plus LIBOR and a maturity date of November 15, 1996. This interim financing was necessary due to the maturity of the mortgage secured by Deer Creek Apartments in July 1996. Landmark Apartments was refinanced to obtain a lower interest rate and to provide funds needed to help close the Deer Creek Apartments refinancing. Both of these properties are in the process of negotiating long term financing which is anticipated to close in the fourth quarter of 1996. The outcome of such negotiations cannot presently be determined. The net surplus from these refinancings was $214,000 and will be held in an escrow account to be used for operating and capital needs of the properties. The sufficiency of existing liquid assets to meet future liquidity and capital expenditure requirements is directly related to the level of capital expenditures required at the property to adequately maintain the physical assets and other operating needs of the Partnership. Such assets are currently thought to be sufficient for any near-term needs of the Partnership. The partnership has mortgage notes payable totaling approximately $18,404,000. The first mortgages secured by Deercreek Apartments and Landmark Apartments totaling approximately $12,900,000 were refinanced with interim financing as noted above, which matures on November 15, 1996. Both of these properties are in the process of negotiating long term financing which is anticipated to close in the fourth quarter of 1996. The remaining debt, which is secured by Georgetown Apartments, matures on October 2003 at which time the property will either be sold or refinanced. Future cash distributions will depend on the levels of net cash generated from operations, refinancings, property sale and the availability of cash reserves. There were no cash distributions in the nine months ended September 30, 1996, or September 30, 1995. At this time, The Managing General Partner does not anticipate a cash distribution during fiscal 1996. PART II - OTHER INFORMATION ITEM 1. LEGAL PROCEEDINGS AMIT, a real estate investment trust, made a loan to the Joint Venture on a non- recourse basis in September 1991, in the original amount of $1,280,000 secured by the Joint Venture's real property known as Princeton Meadows Golf Course. AMIT asserts that the loan is recourse by virtue of a certain amendment purportedly entered into as of November 1, 1992, but which the Partnership and the Joint Venture have been informed and believe were actually executed in December of 1992 ("Note Modification"). The Partnership and the Joint Venture have been further informed and believe that the amendment was executed at the direction of Angeles Corporation ("Angeles") by an individual in his purported capacity as an officer of the Managing General Partner of the Partnership and the Joint Venture at a time when such person was not in fact an officer of such entities. Accordingly, the Partnership and the Joint Venture filed Proofs of Claim in the Angeles bankruptcy proceeding with respect to such purported amendment. Additionally, the Partnership and the Joint Venture filed a Proof of Claim in the Angeles Funding Corporation and Angeles Real Estate Corporation bankruptcy proceedings on similar grounds. Both Angeles Funding Corporation and Angeles Real Estate Corporation are affiliates of Angeles. Angeles has agreed to cooperate with the Partnership and the Joint Venture in any action commenced by or against them by AMIT asserting that the original $1,280,000 obligation owed to AMIT is recourse to the Partnership. Angeles further agreed to waive the attorney-client privilege with respect to any information relating to the Note Modification. Accordingly, the Partnership and the Joint Venture withdrew their Proofs of Claim on August 9, 1995. The Partnership continues to have discussions with AMIT regarding resolution of this issue. No agreement has been reached with AMIT at this time. MAE GP, an affiliate of the Managing General Partner, owns 1,675,113 Class B Shares of AMIT. MAE GP has the option to convert these Class B Shares, in whole or in part, into Class A Shares on the basis of 1 Class A Share for every 49 Class B Shares. These Class B Shares entitle MAE GP to receive 1.2% of the distributions of net cash distributed by AMIT. The Class B Shares also entitle MAE GP to vote on the same basis as Class A Shares which allows MAE GP to vote approximately 37% of the total shares (unless and until converted to Class A Shares at which time the percentage of the vote controlled represented by the shares held by MAE GP would approximate 1.2% of the vote). Between the date of acquisition of these shares (November 24, 1992) and March 31, 1995, MAE GP declined to vote these shares. Since that date, MAE GP voted its shares at the 1995 annual meeting in connection with the election of trustees and other matters. MAE GP has not exerted, and continues to decline to exert, any management control over or participate in the management of AMIT. MAE GP may choose to vote these shares as it deems appropriate in the future. In addition, LAC, an affiliate of the Managing General Partner and an affiliate of Insignia Financial Group, Inc., which provides property management and partnership administration services to the Partnership, currently owns 87,700 Class A Shares of AMIT. These Class A Shares entitle LAC to vote approximately 2% of the total shares. The number of Class A Shares of AMIT owned by LAC increased from 63,200 shares on September 30, 1996, to 87,700 shares as of October 22, 1996. The voting percentage also increased from 1.5% to 2% over the same period. As part of a settlement of certain disputes with AMIT, MAE GP granted to AMIT an option to acquire the Class B Shares. This option can be exercised at the end of 10 years or when all loans made by AMIT to partnerships affiliated with MAE GP as of November 9, 1994, (which is the date of execution of a definitive Settlement Agreement) have been paid in full, but in no event prior to November 9, 1997. AMIT delivered to MAE GP cash in the sum of $250,000 at closing, which occurred April 14, 1995, as payment for the option. Upon exercise of the option, AMIT would remit to MAE GP an additional $94,000. Simultaneously with the execution of the option, MAE GP executed an irrevocable proxy in favor of AMIT the result of which is MAE GP will be able to vote the Class B Shares on all matters except those involving transactions between AMIT and MAE GP affiliated borrowers or the election of any MAE GP affiliate as an officer or trustee of AMIT. On those matters, MAE GP granted to the AMIT trustees, in their capacity as trustees of AMIT, proxies with regard to the Class B Shares instructing such trustees to vote said Class B Shares in accordance with the vote of the majority of the Class A Shares voting to be determined without consideration of the votes of "Excess Class A Shares" as defined in Section 6.13 of the Declaration of Trust of AMIT. Also, Angeles, either directly or through an affiliate, maintained a central disbursement account (the "Account") for the properties and partnerships managed by Angeles and its affiliates, including the Partnership. Angeles caused the Partnership to make deposits to the Account ostensibly to fund the payment of certain obligations of the Partnership. Angeles further caused checks on such Account to be written to or on behalf of certain other partnerships. At least $63,412 deposited by or on behalf of the Partnership was used for purposes other than satisfying the liabilities of the Partnership. Accordingly, the Partnership filed a Proof of Claim in the Angeles bankruptcy proceedings for such amount. However, subsequently the Managing General Partner of the Partnership determined that the cost involved to pursue such claim would likely exceed any amount received, if in fact such claim were to be resolved in favor of the Partnership. Therefore, the Partnership withdrew this claim on August 9, 1995. Except as mentioned above, the Partnership is not involved in any legal proceedings other than those arising in the normal course of business. The Managing General Partner believes that any losses experienced as a result of such proceedings will not have a material adverse effect upon the Partnership's operations. ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K a) Exhibits: Exhibit 27, Financial Data Schedule, is filed as an exhibit to this report. Exhibit 10.14, Multifamily Note between Angeles Income Properties, Ltd. II and Lehman Brothers Holdings, Inc d/b/a Lehman Capital, a division of Lehman Brothers Holdings, Inc., dated July 1, 1996. Exhibit 10.15, Multifamily Note between Angeles Income Properties, Ltd. II and Lehman Brothers Holdings, Inc d/b/a Lehman Capital, a division of Lehman Brothers Holdings, Inc., dated July 1, 1996. Exhibit 10.16, Multifamily Mortgage, Assignment of Rents and Security Agreement between Angeles Income Properties, Ltd. II and Lehman Brothers Holdings, Inc d/b/a Lehman Capital, a division of Lehman Brothers Holdings, Inc., dated July 1, 1996. Exhibit 10.17, Multifamily Deed of Trust, Assignment of Rents and Security Agreement Collateral Includes Fixtures between Angeles Income Properties, Ltd. II and Lehman Brothers Holdings, Inc d/b/a Lehman Capital, a division of Lehman Brothers Holdings, Inc., dated July 1, 1996. b) Reports on Form 8-K: None filed during the quarter ended September 30, 1996. SIGNATURES In accordance with the requirements of the Exchange Act, the registrant caused this report to be signed on its behalf by the undersigned, thereunto duly authorized. ANGELES INCOME PROPERTIES, LTD. II By: Angeles Realty Corporation II Managing General Partner By: /s/Carroll D. Vinson Carroll D. Vinson President By: /s/Robert D. Long, Jr. Robert D. Long, Jr. Vice President/CAO Date: November 12, 1996