SEVENTH AMENDMENT
                                       TO
                               ADVISORY AGREEMENT
                                     BETWEEN
               METRIC INCOME TRUST SERIES, INC. AND METRIC REALTY




         THIS SEVENTH  AMENDMENT  TO ADVISORY  AGREEMENT is dated as of April 1,
1996,  between Metric Income Trust Series,  Inc., a California  corporation (the
"Fund")  and Metric  Realty,  an  Illinois  general  partnership,  successor  in
interest to Metric Partners (the "Advisor").

         WHEREAS,  the Fund entered into an Advisory  Agreement with the Advisor
dated as of June 29, 1989 and Amendments to such  Agreement  dated as of January
1, 1991 and April 1 of 1993, 1994 and 1995 (collectively, the "Agreement").

         WHEREAS,  the term of the  Agreement  expired on March 31, 1996 and the
Fund and the Advisor desire to renew the term of the Agreement.

         WHEREAS, pursuant to Section 4.9 and 6.2 of the Bylaws of the Fund, the
Independent  Directors of the Fund have (i)  evaluated  the  performance  of the
Advisor and (ii)  determined  that the Advisor's  compensation  is reasonable in
relation to the nature and quality of services performed.

         WHEREAS, the Fund is desirous of renewing the Agreement and the Advisor
is willing to continue to perform services under the Agreement.

         NOW,  THEREFORE,  in  consideration  of the  promises  and  the  mutual
covenants in this Amendment, the parties agree as follows:

         1.  Paragraph 18 of the Agreement is hereby deleted in its entirety and
the following is substituted therefor:

                  "Term: Termination of Agreement. This Agreement shall continue
         in force  until  March 31,  1997,  and  thereafter  it may be  renewed,
         subject to the approval of the Independent  Directors.  Notwithstanding
         any other  provision to the contrary,  this Agreement may be terminated
         without cause upon 60 days'  written  notice by the Fund to the Advisor
         or 60 days' written notice by the Advisor to the Fund."

         2. Except as set forth herein,  the Agreement remains in full force and
effect.







         IN WITNESS WHEREOF,  the parties have executed this Amendment as of the
day and year first above written:

              FUND:            METRIC INCOME TRUST SERIES, INC.,
                               a California corporation

                                         /s/ Herman H. Howerton
                                         ---------------------------------------
                                         Herman H. Howerton
                                         Executive Vice President,
                                         General Counsel and Secretary



              ADVISOR:         METRIC REALTY,
                               an Illinois general partnership,

                                BY:      Metric Realty Corp.,
                                         a Delaware corporation,
                                         its managing general partner



                                         By:      /s/ Ronald E. Zuzack
                                                  ------------------------------
                                                  Ronald E. Zuzack
                                                  Executive Vice President