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Exhibit 4

                         [Decade Companies Letterhead]


                                                            November 28, 1996




RE Decade Companies Income Properties Tender Offer

Dear Investor:

         We are pleased to report that on Wednesday, November 27, the
Partnership's Tender Offer was completed.  We feel the Tender Offer was
successful in accommodating the differing goals of the limited partners.  For
those who tendered their Interests, there is immediate liquidity of their
investment. For those who did not tender their Interests, there is an immediate
increase in their percentage ownership of the Partnership, including acquiring
a greater share of the equity, profit, and losses.  Because Interests were
tendered at a discount to estimated net asset value, limited partners who did
not tender will also proportionately benefit to the extent of the discount.

         The Partnership does not intend to borrow any additional funds to
purchase any Interests.  Further, all Interests which have been tendered have
been accepted in full, without proration.  We will tabulate the results of the
Tender Offer after the Thanksgiving holiday and report such results to you in a
separate letter.

         We believe the Tender Offer was beneficial for all limited partners by
enabling them to make a choice between immediate liquidity and continued
ownership.  We found a way to provide liquidity to those who wanted it at a
price generally above the prevailing secondary market prices, while offering
the benefits of increased ownership to those partners who remained in the
Partnership.

         If you have any questions whatsoever regarding this or any aspect of
your investment in this program, please do not hesitate to contact me at your
earliest convenience.

                                             Very truly yours,

                                             /s/ Michael Sweet

                                             Michael G. Sweet
                                             Partnership Manager