LIMITED WARRANTY DEED


     ANGELES PARTNERS XIV,  a California limited  partnership, ("Grantor"),  for
valuable consideration paid,  grants with  limited warranty  covenants, to  ABMD
LTD., an Ohio limited  liability company, whose tax  mailing address is c/o  The
Mazer Corporation, P.O. Box 1400-J, 2501 Neff Road, Dayton, Ohio 45414, the real
property described  in Exhibit  A attached  hereto  and incorporated  herein  by
reference.

     Subject  to  all  legal  highways;  building  and  zoning  ordinances;
     easements, conditions  and restrictions  of  record; and  real  estate
     taxes  and  assessments  due  and  payable  in  December,  1996,   and
     thereafter.

     Prior  Instrument  Reference:    Microfiche  No.  85-0703C03  of   the
     Montgomery County, Ohio Deed Records.

     IN WITNESS WHEREOF, the  Grantor has executed  this instrument this
day of July, 1996.

WITNESSES:                         ANGELES PARTNERS XIV, a California
                                   limited partnership

                                   ANGELES REALTY CORPORATION II,
/s/Tanya M. Sorrells               a California corporation, its

Print Name Tanya M. Sorrells       General Partner


/s/J.L. Snedigar                   By:/s/Robert D. Long. Jr.
Print Name J.L. Snedigar           Robert D. Long, Jr.
                                   Vice President and Controller

STATE OF SOUTH CAROLINA, COUNTY OF GREENVILLE, SS:

     The foregoing instrument was acknowledged before me this 22nd day of  July,
1996, by  Robert D.  Long, Jr.,  the Vice  President and  Controller of  Angeles
Realty Corporation II, a California corporation, the general partner of  Angeles
Partners XIV, a California limited partnership, on behalf of said partnership.


                                        /s/Jennifer Hester

                                        Notary Public

This instrument prepared by:
M. Shannon Place
Attorney at Law
33 West First Street
Suite 600
Dayton, Ohio  45402