LIMITED WARRANTY DEED


         THIS  INDENTURE,  made and entered into as of the 19th day of December,
1997, by and between  WINDRUSH  PARTNERS,  LTD., a Georgia  limited  partnership
(hereinafter  referred to as the  "Grantor")  and VININGS  COMMUNITIES,  L.P., a
Delaware limited partnership  (hereinafter  referred to as "Grantee") (the words
"Grantor"   and   "Grantee"   to   include   their   respective   heirs,   legal
representatives, successors and assigns where the context requires or permits);

                                WITNESSETH, THAT:

         GRANTOR,  for and in consideration of the sum of TEN AND NO/100 DOLLARS
($10.00) and other good and valuable  consideration,  in hand paid at and before
the  sealing  and  delivery of these  presents,  the  receipt  whereof is hereby
acknowledged, has granted, bargained, sold, aliened, conveyed and confirmed, and
by these presents does grant, bargain, sell, alien, convey and confirm unto said
Grantee,  all that  tract or parcel of land  lying and being  located  in DeKalb
County,  Georgia, and being more particularly described on Exhibit "A", attached
hereto and incorporated herein by this reference (hereinafter referred to as the
"Property").

         THIS CONVEYANCE and the warranties  contained herein are expressly made
subject to those liens,  encumbrances,  restrictions and other matters set forth
on Exhibit "B" attached hereto and incorporated herein by this reference.

         TO HAVE AND TO HOLD the said described Property,  with all and singular
the rights, members and appurtenances thereof, to the same being,  belonging, or
in anywise appertaining,  only to the proper use, benefit and behoof of the said
Grantee forever in FEE SIMPLE.

         AND THE SAID  GRANTOR  will  warrant and  forever  defend the right and
title to the above  described  Property unto the said Grantee against the claims
of all persons and entities  owning,  holding or claiming  by,  through or under
Grantor, but not otherwise.

         IN WITNESS WHEREOF, the duly authorized officers of Grantor have signed
and sealed this Deed on the day and year first above written.



Signed, sealed and delivered               WINDRUSH PARTNERS, LTD., a
in the presence of:                        Georgia Limited Partnership

Darla Jaben Mesnick                        By: Hallmark Group Real Estate
Unofficial Witness                         Services Corp., a Georgia
                                           corporation, General Partner

/s/ Cynthia D. Ford                        By:  /s/ Peter D. Anzo
Notary Public                              Title:   President

My Commission Expires:                     [CORPORATE SEAL]
5/2/98

         [NOTARIAL SEAL]