AIMCO
AIMCO Properties, L.P.
is offering to purchase limited partnership units in

Drexel Burnham Lambert Real Estate Associates II
FOR $69.00 PER UNIT IN CASH

Upon the terms and subject to the conditions set forth herein, we will accept
units validly tendered in response to our offer. Your partnership's agreement of
limited partnership prohibits the transfer of units that would cause 50% or more
of the total interest in capital and profits of your partnership to be
transferred within a 12-month period, when taken together with all other
transfers during such 12-month period. If more than 16,262.2 units are tendered
and not withdrawn, we will accept for payment and pay for 16,262.2 units so
tendered, pro rata according to the number of units so tendered, with
appropriate adjustments to avoid purchases of fractional units.

If units are validly tendered (and not properly withdrawn) and the purchase of
those units would result in there being fewer than 320 unitholders in your
partnership, we will not purchase any of the units tendered, terminate the offer
and return all units to the tendering limited partners. See "The Offer--Section
2. Acceptance for Payment and Payment for Units" and "Section 17. Conditions of
the Offer."

Our offer and your withdrawal rights will expire at midnight, New York City
time, on March 31, 2004, unless we extend the deadline.

You will not pay any partnership transfer fees if you tender your units. You
will pay any other fees and costs, including any transfer taxes.

Our offer price will be reduced by the amount of any distributions subsequently
made by your partnership prior to the expiration of our offer.

SEE "RISK FACTORS" BEGINNING ON PAGE 3 OF THIS OFFER TO PURCHASE FOR A
DESCRIPTION OF RISK FACTORS THAT YOU SHOULD CONSIDER IN CONNECTION WITH OUR
OFFER, INCLUDING THE FOLLOWING:

o We determined the offer price of $69.00 per unit without any
arms-length negotiations. Accordingly, our offer price may not reflect
the fair market value of your units.

o Your general partner and the residential property manager are
subsidiaries of ours, and the general partner therefore has substantial
conflicts of interest with respect to our offer.

o We are making this offer with a view to making a profit and, therefore,
there is a conflict between our desire to purchase your units at a low
price and your desire to sell your units at a high price.

o Continuation of your partnership will result in our affiliates
continuing to receive management fees from your partnership. Such fees
would not be payable if your partnership were liquidated.

o As described in more detail herein, pursuant to your partnership's
agreement of limited partnership, limited partners are entitled to an
8% cumulative preferred return on their unrecovered invested capital.
As of December 31, 2003, the unpaid preferred return arrearage totaled
approximately $9,876,000. Although no assurances can be given that your
partnership will be able to make any preferred return payments or, if
any such payments are made, when they will be made, a limited partner
who tenders his units in the offer will not receive his allocable share
of the preferred return arrearage. There can be no assurance that a
limited partner would not realize greater value for his units by
holding on to his units at this time and waiting for such payments in
the future. See "The Offer - Section 13. Certain Information Concerning
Your Partnership."

(Continued on next page)
--------------------------------------------------------

If you decide to accept our offer, you should complete and sign the
enclosed acknowledgment and agreement as instructed in the letter of
transmittal, which is attached to this offer to purchase as Annex II. The signed
acknowledgment and agreement and any other documents required by the letter of
transmittal must be mailed or delivered to The Altman Group, Inc., which is
acting as Information Agent in connection with our offer, at one of its
addresses set forth on the back cover of this offer to purchase. QUESTIONS AND
REQUESTS FOR ASSISTANCE OR FOR ADDITIONAL COPIES OF THIS OFFER TO PURCHASE, THE
ACKNOWLEDGMENT AND AGREEMENT, OR THE LETTER OF TRANSMITTAL MAY BE DIRECTED TO
THE INFORMATION AGENT AT (800) 217-9608.

March 4, 2004

(Continued from prior page)

o It is possible that we may conduct a future offer at a higher price,
although we have no obligation or current intention to do so.

o For any units that we acquire from you, you will not receive any future
distributions from operating cash flow of your partnership or upon a
sale or refinancing of property owned by your partnership.

o The general partner makes no recommendation as to whether you should
tender your units.

o If we acquire a substantial number of units, we will increase our
ability to influence voting decisions with respect to your partnership
and may control such voting decisions, including but not limited to the
removal of the general partner of your partnership and most amendments
to the partnership agreement.

THE INFORMATION AGENT FOR THE OFFER IS:

THE ALTMAN GROUP, INC.

By Mail, Overnight Courier or Hand Delivery:
1275 Valley Brook Avenue
Lyndhurst, New Jersey 07071

By Facsimile:
(201) 460-0050

For information please call:
(800) 217-9608

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TABLE OF CONTENTS

<Table>
<Caption>
Page
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SUMMARY TERM SHEET...................................................................................................1

RISK FACTORS ........................................................................................................3

If you tender all of your units, you will not receive the preferred return on your unrecovered invested capital...3
We did not obtain a third-party valuation or appraisal and did not determine our offer price through arms-length
negotiation.....................................................................................................3
Our offer price may be less than fair market value................................................................3
Our offer price does not reflect future prospects.................................................................3
Our offer price may not represent liquidation value...............................................................3
Continuation of the partnership; no time frame regarding sale of partnership interests or property................4
Holding your units may result in greater future value.............................................................4
Your general partner faces conflicts of interest with respect to the offer........................................4
Your general partner faces conflicts of interest relating to management fees......................................4
Your general partner is not making a recommendation with respect to this offer....................................4
We may make a future offer at a higher price......................................................................5
You will recognize taxable gain on a sale of your units...........................................................5
If you tender units to us in this offer, you will no longer be entitled to distributions from your partnership....5
If we acquire a substantial number of units in this offer, we could control your partnership......................5
You could recognize gain in the event of a reduction in your partnership's liabilities............................5
You may be unable to transfer your units for a 12-month period....................................................6
We may delay our acceptance of, and payment for, your units.......................................................6

THE OFFER ...........................................................................................................6

Section 1. Terms of the Offer; Expiration Date; Proration........................................................6
Section 2. Acceptance for Payment and Payment for Units..........................................................7
Section 3. Procedure for Tendering Units.........................................................................8
Section 4. Withdrawal Rights....................................................................................10
Section 5. Extension of Tender Period; Termination; Amendment; No Subsequent Offering Period....................11
Section 6. Certain Federal Income Tax Matters...................................................................11
Section 7. Effects of the Offer.................................................................................14
Section 8. Information Concerning Us and Certain of our Affiliates..............................................15
Section 9. Background and Reasons for the Offer.................................................................18
Section 10. Position of the General Partner of your Partnership with respect to the Offer........................23
Section 11. Conflicts of Interest and Transactions with Affiliates...............................................25
Section 12. Future Plans of the Purchaser........................................................................26
Section 13. Certain Information concerning your Partnership......................................................27
Section 14. Voting Power.........................................................................................31
Section 15. Source of Funds......................................................................................31
Section 16. Dissenters' Rights...................................................................................32
Section 17. Conditions of the Offer..............................................................................32
Section 18. Certain Legal Matters................................................................................34
Section 19. Fees and Expenses....................................................................................35

ANNEX I - OFFICERS AND DIRECTORS.....................................................................................1

ANNEX II - LETTER OF TRANSMITTAL.....................................................................................1
</Table>

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SUMMARY TERM SHEET

This summary term sheet highlights the most material information
regarding our offer, but it does not describe all of the details thereof. We
urge you to read this entire offer to purchase, which contains the full details
of our offer. We have also included in the summary term sheet references to the
sections of this offer to purchase where a more complete discussion may be
found.

o THE OFFER. Subject to the terms hereof, we are offering to acquire
limited partnership units of Drexel Burnham Lambert Real Estate
Associates II, your partnership, for $69.00 per unit in cash. See "The
Offer--Section 1. Terms of the Offer; Expiration Date; Proration," "The
Offer--Section 7. Effects of the Offer" and "The Offer--Section 9.
Background and Reasons for the Offer--Determination of Offer Price."

o FACTORS IN DETERMINING THE OFFER PRICE. In determining the offer price
per unit we principally considered:

o The per unit liquidation value of your partnership, which we
calculated to be $69.00, based on the operating results of
your partnership for the year ended December 31, 2003, as
capitalized using the direct capitalization method and using a
capitalization rate of 9.0%.

o Prices at which units have recently sold to the extent such
information is available to us.

o The absence of a trading market for the units. See "The
Offer--Section 9. Background and Reasons for the
Offer--Comparison of Offer Price to Alternative
Consideration."

o PRORATIONS. If more units than can be purchased under the partnership
agreement are tendered and not withdrawn, we will accept for payment
and pay for those units so tendered, which do not violate the terms of
your partnership agreement, pro rata according to the number of units
so tendered, with appropriate adjustments to avoid purchases of
fractional units. See "The Offer--Section 2. Acceptance for Payment and
Payment for Units."

o EXPIRATION DATE. Our offer expires on March 31, 2004, unless extended,
and you can tender your units until our offer expires. See "The
Offer--Section 1. Terms of the Offer; Expiration Date; Proration."

o RIGHT TO EXTEND THE EXPIRATION DATE. We can extend the offer in our
sole discretion, and we will either issue a press release or send you a
notice of any such extension. See "The Offer--Section 5. Extension of
Tender Period; Termination; Amendment; No Subsequent Offering Period."

o HOW TO TENDER. To tender your units, complete the accompanying
acknowledgment and agreement and send it, along with any other
documents required by the letter of transmittal which is attached to
this offer to purchase as Annex II, to the Information Agent, The
Altman Group, Inc., at one of the addresses set forth on the back of
this offer to purchase. See "The Offer--Section 3. Procedure for
Tendering Units."

o WITHDRAWAL RIGHTS. You can withdraw your units at any time prior to the
expiration of the offer, including any extensions. In addition, you can
withdraw your units at any time on or after April 30, 2004 if we have
not already accepted units for purchase and payment. See "The
Offer--Section 4. Withdrawal Rights."

o HOW TO WITHDRAW. To withdraw your units, you need to send a notice of
withdrawal to the Information Agent, identifying yourself and the units
to be withdrawn. See "The Offer--Section 4. Withdrawal Rights."

o TAX CONSEQUENCES. Your sale of units in this offer will be a taxable
transaction for federal income tax purposes. The consequences to each
limited partner may vary and you should consult your tax advisor on the
precise tax consequences to you. See "The Offer--Section 6. Certain
Federal Income Tax Matters."

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o AVAILABILITY OF FUNDS. We currently have the necessary cash and a line
of credit to consummate the offer. See "The Offer--Section 15. Source
of Funds."

o CONDITIONS OF THE OFFER. There are a number of conditions of our offer,
including our having adequate cash and borrowings under a line of
credit, the absence of competing tender offers, the absence of certain
changes in your partnership, the absence of certain changes in the
financial markets, and there being at least 320 unit holders
outstanding upon the consummation of the offer. See "The Offer--Section
7. Effects of the Offer," and "Section 17. Conditions of the Offer."

o REMAINING AS A LIMITED PARTNER. If you do not tender your units, you
will continue to remain a limited partner in your partnership. We have
no plans to alter the operations, business or financial position of
your partnership or to take your partnership private. See "The
Offer--Section 7. Effects of the Offer."

o WHO WE ARE. We are AIMCO Properties, L.P., the main operating
partnership of Apartment Investment and Management Company, a New York
Stock Exchange listed company. See "The Offer--Section 8. Information
Concerning Us and Certain of Our Affiliates." We and our affiliates
currently own 15,718 units, or approximately 42.17%, of the outstanding
units of your partnership.

o CONFLICTS OF INTEREST; MANAGEMENT FEES. Our subsidiary receives fees
for managing your partnership's residential property and the general
partner of your partnership (which is also our subsidiary) is entitled
to receive asset management fees and reimbursement of certain expenses
involving your partnership and its property. As a result, a conflict of
interest exists between continuing the partnership and receiving these
fees, and the liquidation of the partnership and the termination of
these fees because, if your partnership were liquidated, your general
partner would not continue to receive the fees it currently receives.
However, we are of the opinion that the liquidation of your partnership
is not in the best interest of the unitholders and therefore are of the
opinion that the fees paid to the general partner would continue even
if the offer were not consummated. Although future operating results
and sales prices are uncertain, we are of the opinion that the
operating performance of your partnership's property may improve in the
future. This improvement, should it occur, may result in higher
property values. Such values, however, are also a function of
capitalization rates in the market and the interest rate environment at
the time. However, because your general partner and property manager
(which are our affiliates) receive fees for managing your partnership
and its property, a conflict of interest exists between continuing the
partnership and receiving such fees, on the one hand, and the
liquidation of the partnership and the termination of such fees, on the
other. See "The Offer--Section 11. Conflicts of Interest and
Transactions with Affiliates" and "The Offer--Section 13. Certain
Information Concerning Your Partnership."

o CERTAIN POSSIBLE PAYMENTS BY YOUR PARTNERSHIP. As described in more
detail herein, pursuant to your partnership's agreement of limited
partnership, limited partners are entitled to an 8% cumulative
preferred return on their unrecovered invested capital. As of December
31, 2003, the unpaid preferred return arrearage totaled approximately
$9,876,000. Although no assurances can be given that your partnership
will be able to make any preferred return payments or, if any such
payments are made, when they will be made, a limited partner who
tenders his units in the offer will not receive his allocable share of
the preferred return arrearage. There can be no assurance that a
limited partner would not realize greater value for his units by
holding on to his units at this time and waiting for such payments in
the future. See "The Offer - Section 13. Certain Information Concerning
Your Partnership."

o NO GENERAL PARTNER RECOMMENDATION. The general partner of your
partnership makes no recommendation as to whether you should tender or
refrain from tendering your units, and each limited partner should make
his or her own decision whether or not to tender. See "The
Offer--Section 10. Position of the General Partner of your Partnership
with respect to the Offer."

o NO SUBSEQUENT OFFERING PERIOD. We do not intend to have a subsequent
offering period after the expiration date of the initial offering
period (including any extensions). See "The Offer--Section 5. Extension
of Tender Period; Termination; Amendment; No Subsequent Offering
Period."

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o ADDITIONAL INFORMATION. For more assistance in tendering your units,
please contact our Information Agent at one of the addresses or the
telephone number set forth on the back cover page of this offer to
purchase.

RISK FACTORS

Before deciding whether or not to tender any of your units, you should
consider carefully the following risks and disadvantages of the offer:

IF YOU TENDER ALL OF YOUR UNITS, YOU WILL NOT RECEIVE THE PREFERRED RETURN ON
YOUR UNRECOVERED INVESTED CAPITAL .

As described in more detail herein, pursuant to your partnership's
agreement of limited partnership, limited partners are entitled to an 8%
cumulative preferred return on their unrecovered invested capital. As of
December 31, 2003, the unpaid preferred return arrearage totaled approximately
$9,876,000. Although no assurances can be given that your partnership will be
able to make any preferred return payments or, if any such payments are made,
when they will be made, a limited partner who tenders his units in the offer
will not receive his allocable share of the preferred return arrearage. There
can be no assurance that a limited partner would not realize greater value for
his units by holding on to his units at this time and waiting for such payments
in the future. See "The Offer - Section 13. Certain Information Concerning Your
Partnership."

WE DID NOT OBTAIN A THIRD-PARTY VALUATION OR APPRAISAL AND DID NOT DETERMINE OUR
OFFER PRICE THROUGH ARMS-LENGTH NEGOTIATION.

We did not base our valuation of the property owned by your partnership
on any third-party appraisal or valuation. We established the terms of our offer
without any arms-length negotiation. The terms of the offer could differ if they
were subject to independent third-party negotiations. It is uncertain whether
our offer price reflects the value that would be realized upon a sale of your
units to a third party.

OUR OFFER PRICE MAY NOT REPRESENT FAIR MARKET VALUE.

There is no established or regular trading market for your units, nor
is there another reliable standard for determining the fair market value of the
units. Our offer price does not necessarily reflect the price that you would
receive upon a sale of your units in an open market. Such prices could be higher
than our offer price. You should note in particular that we purchased four units
on June 20, 2002 in a private purchase for $67.00 per unit and sixteen units on
March 31, 2003 in a private purchase for $77.00 per unit. Also, units of your
partnership have been purchased since January 1, 2002 in secondary markets for
prices up to $94.00 per unit as reported by The Partnership Spectrum (see
"Section 9. Background and Reasons for the Offer - Prices on Secondary Markets")
and by us in tender offers for prices up to $84.00 per unit (see "Section 9.
Background and Reasons for the Offer - Prior Tender Offers").

OUR OFFER PRICE DOES NOT REFLECT FUTURE PROSPECTS.

Our offer price is based on your partnership's operating results for
the year ended December 31, 2003. It does not ascribe any value to potential
future improvements in the operating performance of your partnership's
residential property.

OUR OFFER PRICE MAY BE LESS THAN LIQUIDATION VALUE.

The actual proceeds obtained from liquidation are highly uncertain and
could be more or less than our estimate. Other persons could derive different
estimates of the liquidation value. If your partnership were to sell its assets
and liquidate, the value of the assets would be determined through negotiations
with third parties, who may use different valuation methods to determine the
price of your partnership's assets. Neither we nor your partnership have
obtained a recent independent, third party appraisal or calculation of the
liquidation value of your partnership. Accordingly, our offer price could be
higher or lower than the net proceeds that you would realize upon an actual
liquidation of your partnership.

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CONTINUATION OF THE PARTNERSHIP; NO TIME FRAME REGARDING SALE OF PARTNERSHIP
INTERESTS OR PROPERTY.

Your general partner, which is our subsidiary, is proposing to continue
to operate your partnership and not to attempt to liquidate it at the present
time. Your partnership's prospectus, pursuant to which units in your partnership
were sold, indicated that it was anticipated that the partnership's properties
would be sold within three to seven years of their acquisition, provided market
conditions permit. The prospectus also indicated that there would be no
assurance that the partnership would be able to liquidate and that, unless
sooner terminated as provided in the partnership agreement, the existence of the
partnership would continue until the year 2032. It is not known when the
property owned by your partnership may be sold. The units in the partnership are
illiquid, and it may be difficult to sell your investment in the partnership in
the future. The general partner of your partnership continually considers
whether a property should be sold or otherwise disposed of after consideration
of relevant factors, including prevailing economic conditions, availability of
favorable financing and tax considerations, with a view to achieving maximum
capital appreciation for your partnership. At the current time, the general
partner of your partnership believes that a sale of the property would not be
advantageous given market conditions, the condition of the property and tax
considerations. In particular, the general partner considered the changes in the
local rental market resulting from local economic conditions, the potential for
appreciation in the value of a property given current market conditions for the
sale of residential properties, and the potential for tax liability to the
partners on a sale of property. We do not currently expect that any of your
partnership's properties will be sold in the foreseeable future, and we cannot
predict when your partnership's property will be sold or otherwise disposed of.

HOLDING YOUR UNITS MAY RESULT IN GREATER FUTURE VALUE.

Although a liquidation of your partnership is not currently
contemplated in the near future, you might receive more value if you retain your
units until your partnership is liquidated. At the current time, the general
partner of your partnership is of the opinion that a sale of the property would
not be advantageous given market conditions, the condition of the property and
tax considerations. If your partnership's property were sold in the future and
the net proceeds were distributed to the partners of your partnership, the
amount of such distribution might exceed our offer price.

YOUR GENERAL PARTNER FACES CONFLICTS OF INTEREST WITH RESPECT TO THE OFFER.

The general partner of your partnership is our subsidiary and,
therefore, has substantial conflicts of interest with respect to our offer. We
are making this offer with a view to making a profit. There is a conflict
between our desire to purchase your units at a low price and your desire to sell
your units at a high price. We determined our offer price without negotiation
with any other party, including any general or limited partner.

YOUR GENERAL PARTNER FACES CONFLICTS OF INTEREST RELATING TO MANAGEMENT FEES.

Because we or our subsidiaries receive fees for managing your
partnership and its residential property, a conflict of interest exists between
continuing the partnership and receiving such fees, and the liquidation of the
partnership and the termination of such fees. Also, a decision of the limited
partners of your partnership to remove, for any reason, the general partner of
your partnership or the residential property manager of the property owned by
your partnership would result in a decrease or elimination of the substantial
fees to which it is entitled for services provided to your partnership.

YOUR GENERAL PARTNER IS NOT MAKING A RECOMMENDATION WITH RESPECT TO THIS OFFER.

The general partner of your partnership makes no recommendation as to
whether or not you should tender or refrain from tendering your units. You must
make your own decision whether or not to participate in the offer based upon a
number of factors, including several factors that may be personal to you, such
as your financial position, your need or desire for liquidity, your preferences
regarding the timing of when you might wish to sell your units, other financial
opportunities available to you, and your tax position and the tax consequences
to you of selling your units.

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WE MAY MAKE A FUTURE OFFER AT A HIGHER PRICE.

It is possible that we may conduct a future offer at a higher price,
although we have no obligation or current intention to do so. Such a decision
will depend on, among other things, the performance of the partnership,
prevailing economic conditions, and our interest in acquiring additional units.

YOU WILL RECOGNIZE TAXABLE GAIN ON A SALE OF YOUR UNITS.

Your sale of units for cash will be a taxable sale, with the result
that you will recognize taxable gain or loss measured by the difference between
the amount realized on the sale and your adjusted tax basis in the units of
limited partnership interest of your partnership you transfer to us. The "amount
realized" with respect to a unit of limited partnership interest you transfer to
us will be equal to the sum of the amount of cash received by you for the unit
sold pursuant to the offer plus the amount of partnership liabilities allocable
to the unit. The particular tax consequences for you of our offer will depend
upon a number of factors related to your tax situation, including your tax basis
in the units you transfer to us, whether you dispose of all of your units, and
whether you have available suspended passive losses, credits or other tax items
to offset any gain recognized as a result of your sale of your units. Therefore,
depending on your basis in the units and your tax position, your taxable gain
and any tax liability resulting from a sale of units to us pursuant to the offer
could exceed our offer price. Because the income tax consequences of tendering
units will not be the same for everyone, you should consult your own tax advisor
to determine the tax consequences of the offer to you.

IF YOU TENDER UNITS TO US IN THIS OFFER, YOU WILL NO LONGER BE ENTITLED TO
DISTRIBUTIONS FROM YOUR PARTNERSHIP.

If you tender your units in response to our offer, you will transfer to
us all right, title and interest in and to all of the units we accept, and the
right to receive all distributions in respect of such units on and after the
date on which we accept such units for purchase. Accordingly, for any units that
we acquire from you, you will not receive any future distributions from
operating cash flow of your partnership or upon a sale or refinancing of the
property owned by your partnership.

IF WE ACQUIRE A SUBSTANTIAL NUMBER OF UNITS IN THIS OFFER, WE COULD CONTROL YOUR
PARTNERSHIP.

Decisions with respect to the day-to-day management of your partnership
are the responsibility of the general partner. Because the general partner of
your partnership is our subsidiary, we control the management of your
partnership. Under your partnership's agreement of limited partnership, limited
partners holding a majority of the outstanding units must approve certain
extraordinary transactions, including the removal of the general partner, most
amendments to the partnership agreement and the sale of all or substantially all
of your partnership's assets. We and our affiliates own 15,718 units, or
approximately 42.17%, of the outstanding limited partner units of your
partnership. If we acquire more than 2,918.5 units or approximately 7.83% of the
outstanding limited partner units, we and our affiliates will own a majority of
the outstanding limited partner units and will have the ability to control such
votes of the limited partners.

YOU COULD RECOGNIZE GAIN IN THE EVENT OF A REDUCTION IN YOUR PARTNERSHIP'S
LIABILITIES.

Generally, a decrease in your share of partnership liabilities is
treated, for federal income tax purposes, as a deemed cash distribution.
Although the general partner of your partnership does not have any current plan
or intention to reduce the liabilities of your partnership, it is possible that
future economic, market, legal, tax or other considerations may cause the
general partner to reduce the liabilities of your partnership. If you retain all
or a portion of your units and the liabilities of your partnership were to be
reduced, you would be treated as receiving a hypothetical distribution of cash
resulting from a decrease in your share of the liabilities of the partnership.
Any such hypothetical distribution of cash would be treated as a nontaxable
return of capital to the extent of your adjusted tax basis in your units and
thereafter as gain. Gain recognized by you on the disposition of retained units
with a holding period of 12 months or less may be classified as short-term
capital gain and subject to taxation at ordinary income tax rates.

-5-

YOU MAY BE UNABLE TO TRANSFER YOUR UNITS FOR A 12-MONTH PERIOD.

Your partnership's agreement of limited partnership prohibits any
transfer of an interest if such transfer, together with all other transfers
during the preceding 12 months, would cause 50% or more of the total interest in
capital and profits of your partnership to be transferred within such 12-month
period. During the last 12 months, approximately 6.4% of the total interest in
capital and profits of your partnership has been transferred. If more units are
validly tendered and not withdrawn that would cause more than 50% of the total
interest in capital and profits of your partnership to be transferred within a
12-month period, we will accept for payment and pay for those units so tendered
pro rata according to the number of units so tendered, with appropriate
adjustments to avoid purchases of fractional units. If we acquire a significant
percentage of the interest in your partnership, you may not be able to transfer
your units for a 12-month period following our offer.

WE MAY DELAY OUR ACCEPTANCE OF, AND PAYMENT FOR, YOUR UNITS.

We reserve the right to extend the period of time during which our
offer is open and thereby delay acceptance for payment of any tendered units.
The offer may be extended up to 90 days from the date of commencement of the
offer, and no payment will be made in respect of tendered units until the
expiration of the offer and acceptance of units for payment.

THE OFFER

1. TERMS OF THE OFFER; EXPIRATION DATE; PRORATION.

We are offering to acquire limited partnership units in your
partnership for $69.00 per unit in cash, upon the terms and subject to the
conditions of the offer. The purchase price per unit will be automatically
reduced by the aggregate amount of distributions per unit, if any, made by your
partnership on or after the commencement of our offer and prior to the date on
which we acquire your units pursuant to our offer. If the offer price is reduced
in this manner, we will notify you and, if necessary, we will extend the offer
period so that you will have at least ten business days from the date of our
notice to withdraw the units.

If, prior to the expiration date, we increase the consideration offered
pursuant to the offer, everyone whose units are accepted in the offer will
receive the increased consideration, regardless of whether the units were
tendered prior to the increase in offer consideration.

Upon the terms and subject to the conditions of the offer, we will
accept (and thereby purchase) units that are validly tendered on or prior to the
expiration date and not withdrawn in accordance with the procedures set forth in
"The Offer--Section 4. Withdrawal Rights." For purposes of the offer, the term
"expiration date" shall mean midnight, New York City time, on March 31, 2004,
unless we in our sole discretion shall have extended the period of time for
which the offer is open, in which event the term "expiration date" shall mean
the latest time and date on which the offer, as extended by us, shall expire.
See "The Offer--Section 5. Extension of Tender Period; Termination; Amendment;
No Subsequent Offering Period," for a description of our right to extend the
period of time during which the offer is open and to amend or terminate the
offer.

If more units than can be purchased under your partnership agreement
are tendered and not withdrawn, we will accept for payment and pay for those
units so tendered, which do not violate the terms of your partnership agreement,
pro rata according to the number of units so tendered, with appropriate
adjustments to avoid purchases of fractional units. See "The Offer - Section 2.
Acceptance for Payment and Payment for Units."

The offer is not conditioned upon any minimum number of units being
tendered. However, the offer is conditioned on satisfaction of certain
conditions, including among other things, there being at least 320 unitholders
remaining after our purchase of all units validly tendered and not properly
withdrawn prior to the expiration date in accordance with the procedures set
forth in "The Offer--Section 4. Withdrawal Rights." See "The Offer--Section 17.
Conditions of the Offer," which sets forth in full the conditions of the offer.
We reserve the right (but in no event shall we be obligated) in our reasonable
discretion to waive any or all of those conditions. If, on or prior to the
expiration date, any or all of the conditions have not been satisfied or waived,
we reserve the right to (i) decline to purchase any of the units tendered,
terminate the offer and return all tendered units to tendering limited partners,
(ii)

-6-

waive all the unsatisfied conditions and purchase, subject to the terms of the
offer, any and all units validly tendered, (iii) extend the offer and, subject
to your withdrawal rights, retain the units that have been tendered during the
period or periods for which the offer is extended, or (iv) amend the offer. If
we accept any of the units tendered, we will accept all other validly tendered
units in accordance with the terms of the offer. For administrative purposes,
the transfer of units will be effective as of January 1, 2004. If we waive any
material conditions to our offer, we will notify you and, if necessary, we will
extend the offer period so that you will have at least five business days from
the date of our notice to withdraw your units.

This offer is being mailed on or about March 4, 2004 to the persons
shown by your partnership's records to have been limited partners or, in the
case of units owned of record by individual retirement accounts and qualified
plans, beneficial owners of units as of March 3, 2004.

2. ACCEPTANCE FOR PAYMENT AND PAYMENT FOR UNITS.

Upon the terms and subject to the conditions of the offer, we will
purchase, by accepting for payment, and will pay for, units validly tendered
promptly after the expiration date. A tendering beneficial owner of units whose
units are owned of record by an individual retirement account or other qualified
plan will not receive direct payment of the offer price; rather, payment will be
made to the custodian of such account or plan. In all cases, payment for units
purchased pursuant to the offer will be made only after timely receipt by the
Information Agent of a properly completed and duly executed acknowledgment and
agreement and other documents required by the letter of transmittal attached as
Annex II. The purchase price per unit will automatically be reduced by the
aggregate amount of distributions per unit, if any, made by your partnership on
or after the commencement of our offer and prior to the date on which we acquire
your units pursuant to our offer. See "The Offer--Section 3. Procedure for
Tendering Units." UNDER NO CIRCUMSTANCES WILL INTEREST BE PAID ON THE OFFER
PRICE BY REASON OF ANY DELAY IN MAKING SUCH PAYMENT.

Your partnership's agreement of limited partnership prohibits any
transfer of an interest if such transfer, together with all other transfers
during the preceding 12 months, would cause 50% or more of the total interest in
capital and profits of your partnership to be transferred within such 12 month
period. During the last 12 months, approximately 6.4% of the total interest in
capital and profits of your partnership has been transferred. If more units are
validly tendered and not withdrawn that would cause more than 50% of the total
interest in capital and profits of your partnership to be transferred within a
12-month period, we will accept for payment and pay for those units so tendered
pro rata according to the number of units so tendered, with appropriate
adjustments to avoid purchases of fractional units. If we acquire a significant
percentage of the interest in your partnership, you may not be able to transfer
your units for a 12-month period following our offer.

If the number of units validly tendered and not properly withdrawn on
or prior to the expiration date is less than or equal to 16,262.2, the maximum
number we can purchase under the partnership agreement, we will purchase all
units so tendered and not withdrawn, upon the terms and subject to the
conditions of the offer. But if more units than can be purchased under the
partnership agreement are so tendered and not withdrawn (more than 16,262.2
units), we will accept for payment and pay for those units so tendered which do
not violate the terms of your partnership agreement, pro rata according to the
number of units so tendered, adjusted by rounding down to the nearest whole
number of units tendered by each unitholder to avoid purchases of fractional
units, as appropriate.

If proration of tendered units is required, then, subject to our
obligation under Rule 14e-1(c) under the Securities Exchange Act of 1934, as
amended (the "Exchange Act") to pay limited partners the purchase price in
respect of units tendered or return those units promptly after termination or
withdrawal of the offer, we do not intend to pay for any units accepted for
payment pursuant to the offer until the final proration results are known.
Notwithstanding any such delay in payment, no interest will be paid on the offer
price.

For purposes of the offer, we will be deemed to have accepted for
payment pursuant to the offer, and thereby purchased, validly tendered units,
if, as and when we give verbal or written notice to the Information Agent of our
acceptance of those units for payment pursuant to the offer. Payment for units
accepted for payment pursuant to the offer will be made through the Information
Agent, which will act as agent for tendering limited partners for the purpose of
receiving cash payments from us and transmitting cash payments to tendering
limited partners.

-7-

If any tendered units are not accepted for payment by us for any
reason, the acknowledgment and agreement with respect to such units not
purchased may be destroyed by the Information Agent or us or returned to you.
You may withdraw tendered units until the expiration date (including any
extensions). In addition, if we have not accepted units for payment by April 30,
2004, you may then withdraw any tendered units. After the expiration date, the
Information Agent may, on our behalf, retain tendered units, and those units may
not be otherwise withdrawn, if, for any reason, acceptance for payment of, or
payment for, any units tendered pursuant to the offer is delayed or we are
unable to accept for payment, purchase or pay for units tendered pursuant to the
offer. Any such action is subject, however, to our obligation under Rule
14e-1(c) under the Exchange Act to pay you the offer price in respect of units
tendered or return those units promptly after termination or withdrawal of the
offer.

We reserve the right to transfer or assign, in whole or in part, to one
or more of our affiliates, the right to purchase units tendered pursuant to the
offer, but no such transfer or assignment will relieve us of our obligations
under the offer or prejudice your rights to receive payment for units validly
tendered and accepted for payment pursuant to the offer.

3. PROCEDURE FOR TENDERING UNITS.

VALID TENDER. To validly tender units pursuant to the offer, a properly
completed and duly executed acknowledgment and agreement and any other documents
required by the letter of transmittal attached as Annex II must be received by
the Information Agent, at one of its addresses set forth on the back cover of
this offer to purchase, on or prior to the expiration date. You may tender all
or any portion of your units. No alternative, conditional or contingent tenders
will be accepted.

SIGNATURE REQUIREMENTS. If the acknowledgment and agreement is signed
by the registered holder of a unit and payment is to be made directly to that
holder, then no signature guarantee is required on the acknowledgment and
agreement. Similarly, if a unit is tendered for the account of a member firm of
a registered national securities exchange, a member of the National Association
of Securities Dealers, Inc. or a commercial bank, savings bank, credit union,
savings and loan association or trust company having an office, branch or agency
in the United States (each an "Eligible Institution"), no signature guarantee is
required on the acknowledgment and agreement. However, in all other cases, all
signatures on the acknowledgment and agreement must be guaranteed by an Eligible
Institution.

In order for you to tender in the offer, your units must be validly
tendered and not withdrawn on or prior to the expiration date.

THE METHOD OF DELIVERY OF THE ACKNOWLEDGMENT AND AGREEMENT AND ALL
OTHER REQUIRED DOCUMENTS IS AT YOUR OPTION AND RISK, AND DELIVERY WILL BE DEEMED
MADE ONLY WHEN ACTUALLY RECEIVED BY THE INFORMATION AGENT. IF DELIVERY IS BY
MAIL, REGISTERED MAIL WITH RETURN RECEIPT REQUESTED IS RECOMMENDED. IN ALL
CASES, SUFFICIENT TIME SHOULD BE ALLOWED TO ASSURE TIMELY DELIVERY.

APPOINTMENT AS PROXY; POWER OF ATTORNEY. By executing the
acknowledgment and agreement, you are irrevocably appointing us and our
designees as your proxy, in the manner set forth in the acknowledgment and
agreement and each with full power of substitution, to the fullest extent of
your rights with respect to the units tendered by you and accepted for payment
by us. Each such proxy shall be considered coupled with an interest in the
tendered units. Such appointment will be effective when, and only to the extent
that, we accept the tendered units for payment. Upon such acceptance for
payment, all prior proxies given by you with respect to the units will, without
further action, be revoked, and no subsequent proxies may be given (and if given
will not be effective). We and our designees will, as to those units, be
empowered to exercise all voting and other rights as a limited partner as we, in
our sole discretion, may deem proper at any meeting of limited partners, by
written consent or otherwise. We reserve the right to require that, in order for
units to be deemed validly tendered, immediately upon our acceptance for payment
of the units, we must be able to exercise full voting rights with respect to the
units, including voting at any meeting of limited partners and/or limited
partners then scheduled or acting by written consent without a meeting. By
executing the acknowledgment and agreement, you agree to execute all such
documents and take such other actions as shall be reasonably required to enable
the units tendered to be voted in accordance with our directions. The proxy and
power of attorney granted by you to us will remain effective and be irrevocable
for the maximum period permitted by applicable law.

-8-

By executing the acknowledgment and agreement, you also irrevocably
constitute and appoint us and our designees as your attorneys-in-fact, each with
full power of substitution, to the full extent of your rights with respect to
the units tendered by you and accepted for payment by us. Such appointment will
be effective when, and only to the extent that, we pay for your units and will
remain effective and be irrevocable for the maximum period permitted by
applicable law. You will agree not to exercise any rights pertaining to the
tendered units without our prior consent. Upon such payment, all prior powers of
attorney granted by you with respect to such units will, without further action,
be revoked, and no subsequent powers of attorney may be granted (and if granted
will not be effective). Pursuant to such appointment as attorneys-in-fact, we
and our designees each will have the power, among other things, (i) to transfer
ownership of such units on the partnership books maintained by your general
partner (and execute and deliver any accompanying evidences of transfer and
authenticity it may deem necessary or appropriate in connection therewith), (ii)
upon receipt by the Information Agent of the offer consideration, to become a
substituted limited partner, to receive any and all distributions made by your
partnership on or after the date on which we acquire such units, and to receive
all benefits and otherwise exercise all rights of beneficial ownership of such
units in accordance with the terms of our offer, (iii) to execute and deliver to
the general partner of your partnership a change of address form instructing the
general partner to send any and all future distributions to which we are
entitled pursuant to the terms of the offer in respect of tendered units to the
address specified in such form, and (iv) to endorse any check payable to you or
upon your order representing a distribution to which we are entitled pursuant to
the terms of our offer, in each case in your name and on your behalf.

ASSIGNMENT OF INTEREST IN FUTURE DISTRIBUTIONS. By executing the
acknowledgment and agreement, you will irrevocably sell, assign, transfer,
convey and deliver to us and our assigns all of your right, title and interest
in and to such units tendered that are accepted for payment pursuant to the
offer, including, without limitation, (i) all of your interest in the capital of
your partnership, and interest in all profits, losses and distributions of any
kind to which you shall at any time be entitled in respect of your ownership in
the units, including, without limitation, distributions in the ordinary course,
distributions from sales of assets, distributions upon liquidation, winding-up
or dissolution, payments in settlement of existing or future litigation, damages
paid in connection with any existing or future litigation and all other
distributions and payments made from and after the effective date, in respect of
the units tendered by you and accepted for payment and thereby purchased by us;
(ii) all other payments, if any, due or to become due to you in respect of the
units, under or arising out of your partnership's agreement of limited
partnership or any agreement pursuant to which the units were sold (the
"Purchase Agreement"), whether as contractual obligations, damages, insurance
proceeds, condemnation awards or otherwise; (iii) all of your claims, rights,
powers, privileges, authority, options, security interests, liens and remedies,
if any, under or arising out of your partnership's agreement of limited
partnership, the Purchase Agreement or your ownership of the units, including,
without limitation, any and all voting rights, rights of first offer, first
refusal or similar rights, and rights to be substituted as a limited partner of
your partnership; and (iv) all of your past, present and future claims, if any,
whether on behalf of your partnership, individually or on behalf of a putative
class (including without limitation any claims against limited partners of the
partnership, the general partner(s) and/or any affiliates thereof), under,
arising out of or related to your partnership's agreement of limited
partnership, the Purchase Agreement, your status as a limited partner, the terms
or conditions of this offer, the management of your partnership, monies loaned
or advanced, services rendered to your partnership or its partners, or any other
claims arising out of or related to your ownership of the units. If, after the
unit is accepted for payment and purchased by us, you receive any distribution
from any source and of any nature, including, without limitation, distributions
in the ordinary course, distributions from sales of assets, distributions upon
liquidation, winding-up or dissolution, payments in settlement of existing or
future litigation and all other distributions and payments, from your
partnership in respect of such unit, you will agree to forward promptly such
distribution to us.

DETERMINATION OF VALIDITY; REJECTION OF UNITS; WAIVER OF DEFECTS; NO
OBLIGATION TO GIVE NOTICE OF DEFECTS. All questions as to the validity, form,
eligibility (including time of receipt) and acceptance for payment of any tender
of units pursuant to our offer will be determined by us, in our reasonable
discretion, which determination shall be final and binding on all parties. We
reserve the absolute right to reject any or all tenders of any particular unit
determined by us not to be in proper form or if the acceptance of or payment for
that unit may, in the opinion of our counsel, be unlawful. We also reserve the
absolute right to waive or amend any defect or irregularity in any tender with
respect to any particular unit of any particular limited partner, and to waive
or amend any of the conditions of the offer that we are legally permitted to
waive or amend as to the tender of any particular unit, provided that if we
waive or amend any condition with respect to one unit, we will waive such
condition as to all

-9-

units. Our interpretation of the terms and conditions of the offer (including
the acknowledgment and agreement and the letter of transmittal) will be final
and binding on all parties. No tender of units will be deemed to have been
validly made unless and until all defects and irregularities have been cured or
waived. Neither we, the Information Agent, nor any other person will be under
any duty to give notification of any defects or irregularities in the tender of
any unit or will incur any liability for failure to give any such notification.

BACKUP FEDERAL INCOME TAX WITHHOLDING. To prevent the possible
application of back-up federal income tax withholding of 28% with respect to
payment of the offer price, you may have to provide us with your correct
taxpayer identification number. See the instructions to the acknowledgment and
agreement set forth in the letter of transmittal attached as Annex II and "The
Offer--Section 6. Certain Federal Income Tax Matters."

STATE AND LOCAL WITHHOLDING. If you tender units pursuant to this
offer, we may be required under state or local tax laws to deduct and withhold a
portion of the offer price. You should consult your tax advisor concerning
whether any state or local withholding would be required on a disposition of
your units and whether such amounts may be available to you as a credit on your
state or local tax returns.

FIRPTA WITHHOLDING. To prevent the withholding of federal income tax in
an amount equal to 10% of the amount realized on the disposition (the amount
realized is generally the offer price plus the partnership liabilities allocable
to each unit purchased), you must certify that you are not a foreign person if
you tender units. See the instructions to the acknowledgment and agreement set
forth in the letter of transmittal attached as Annex II and "The Offer--Section
6. Certain Federal Income Tax Matters."

TRANSFER TAXES. The amount of any transfer taxes (whether imposed on
the registered holder of units or any person) payable on account of the transfer
of units will be deducted from the purchase price unless satisfactory evidence
of the payment of such taxes or exemption therefrom is submitted.

BINDING AGREEMENT. A tender of a unit pursuant to any of the procedures
described above and the acceptance for payment of such unit will constitute a
binding agreement between the tendering limited partner and us on the terms set
forth in this offer to purchase and the related acknowledgment and agreement and
letter of transmittal.

4. WITHDRAWAL RIGHTS.

You may withdraw your tendered units at any time prior to the
expiration date, including any extensions thereof, or on or after April 30, 2004
if the units have not been previously accepted for payment.

For a withdrawal to be effective, a written notice of withdrawal must
be timely received by the Information Agent at one of its addresses set forth on
the back cover of the offer to purchase. Any such notice of withdrawal must
specify the name of the person who tendered, the number of units to be withdrawn
and the name of the registered holder of such units, if different from the
person who tendered. In addition, the notice of withdrawal must be signed by the
person who signed the acknowledgment and agreement in the same manner as the
acknowledgment and agreement was signed.

If purchase of, or payment for, a unit is delayed for any reason, or if
we are unable to purchase or pay for a unit for any reason, then, without
prejudice to our rights under the offer, tendered units may be retained by the
Information Agent; subject, however, to our obligation, pursuant to Rule
14e-1(c) under the Exchange Act, to pay the offer price in respect of units
tendered or return those units promptly after termination or withdrawal of our
offer.

Any units properly withdrawn will thereafter be deemed not to have been
validly tendered for purposes of our offer. However, withdrawn units may be
re-tendered at any time prior to the expiration date by following the procedures
described in "The Offer--Section 3. Procedure for Tendering Units."

All questions as to the validity and form (including time of receipt)
of notices of withdrawal will be determined by us in our reasonable discretion,
which determination will be final and binding on all parties. Neither

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the Information Agent, any other person, nor we will be under any duty to give
notification of any defects or irregularities in any notice of withdrawal or
incur any liability for failure to give any such notification.

5. EXTENSION OF TENDER PERIOD; TERMINATION; AMENDMENT; NO SUBSEQUENT
OFFERING PERIOD.

We expressly reserve the right, in our reasonable discretion (i) to
extend the period of time during which our offer is open and thereby delay
acceptance for payment of, and the payment for, any unit, (ii) to terminate the
offer and not accept any units not theretofore accepted for payment or paid for
if any of the conditions of the offer are not satisfied or if any event occurs
that might reasonably be expected to result in a failure to satisfy such
conditions, (iii) upon the occurrence of any of the conditions specified in "The
Offer--Section 17. Conditions of the Offer," or any event that a reasonably
prudent investor might reasonably expect to result in such occurrence, to delay
the acceptance for payment of, or payment for, any units not already accepted
for payment or paid for, and (iv) to amend our offer in any respect (including,
without limitation, by increasing or decreasing the consideration offered,
increasing or decreasing the units being sought, or both). We will not assert
any of the conditions to the offer (other than those relating to necessary
governmental approvals) subsequent to the expiration of the offer, and we will
not delay payment subsequent to the expiration of the offer other than in
anticipation of receiving necessary government approvals. Notice of any such
extension, termination or amendment will promptly be disseminated to you in a
manner reasonably designed to inform you of such change. In the case of an
extension of the offer, the extension may be followed by a press release or
public announcement which will be issued no later than 9:00 a.m., New York City
time, on the next business day after the scheduled expiration date of our offer,
in accordance with Rule 14e-1(d) under the Exchange Act.

If we extend the offer, or if we delay payment for a unit (whether
before or after its acceptance for payment) or are unable to pay for a unit
pursuant to our offer for any reason, then, without prejudice to our rights
under the offer, the Information Agent may retain tendered units and those units
may not be withdrawn except to the extent tendering limited partners are
entitled to withdrawal rights as described in "The Offer--Section 4. Withdrawal
Rights," subject, however, to our obligation, pursuant to Rule 14e-l(c) under
the Exchange Act, to pay the offer price in respect of units tendered or return
those units promptly after termination or withdrawal of the offer.

If we make a material change in the terms of our offer, or if we waive
a material condition to our offer, we will extend the offer and disseminate
additional tender offer materials to the extent required by Rules 14d-4 and
14e-1 under the Exchange Act. The minimum period during which the offer must
remain open following any material change in the terms of the offer, other than
a change in price or a change in percentage of securities sought or a change in
any dealer's soliciting fee, if any, will depend upon the facts and
circumstances, including the materiality of the change, but generally will be
five business days. With respect to a change in price or, subject to certain
limitations, a change in the percentage of securities sought or a change in any
dealer's soliciting fee, if any, a minimum of ten business days from the date of
such change is generally required to allow for adequate dissemination to limited
partners. Accordingly, if, prior to the expiration date, we increase (other than
increases of not more than two percent of the outstanding units) or decrease the
number of units being sought, or increase or decrease the offer price, and if
the offer is scheduled to expire at any time earlier than the tenth business day
after the date that notice of such increase or decrease is first published, sent
or given to limited partners, the offer will be extended at least until the
expiration of such ten business days. As used in the offer to purchase,
"business day" means any day other than a Saturday, Sunday or a Federal holiday,
and consists of the time period from 12:01 a.m. through 12:00 midnight, New York
City time.

Pursuant to Rule 14d-11 under the Exchange Act, subsequent offering
periods may be provided in tender offers for "any and all" outstanding units of
a partnership. A subsequent offering period is an additional period of from
three to twenty business days following the expiration date of the offer,
including any extensions, in which limited partners may continue to tender units
not tendered in the offer for the offer price. Because of the remote possibility
that we may purchase fewer than all units tendered, a subsequent offering period
is not available to us.

6. CERTAIN FEDERAL INCOME TAX MATTERS.

The following summary is our understanding of the United States federal
income tax consequences of the offer that are most likely to be relevant to (i)
limited partners who tender some or all of their units for cash pursuant to our
offer, and (ii) limited partners who do not tender any of their units pursuant
to our offer. This discussion is

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based on the Internal Revenue Code of 1986, as amended (the "Internal Revenue
Code"), Treasury Regulations, rulings issued by the Internal Revenue Service
(the "IRS"), and judicial decisions, all as of the date of this offer to
purchase. All of the foregoing is subject to change or alternative construction,
possibly with retroactive effect, and any such change or alternative
construction could affect the continuing accuracy of this summary. This summary
is based on the assumption that your partnership is operated in accordance with
its organizational documents including its certificate of limited partnership
and agreement of limited partnership. This summary does not purport to discuss
all aspects of federal income taxation which may be important to a particular
person in light of its investment or tax circumstances, or to certain types of
investors subject to special tax rules (including financial institutions,
broker-dealers, insurance companies, and, except to the extent discussed below,
tax-exempt organizations and foreign investors, as determined for United States
federal income tax purposes), nor (except as otherwise expressly indicated) does
it describe any aspect of state, local, foreign or other tax laws. This summary
assumes that the units constitute capital assets in the hands of the limited
partners (generally, property held for investment). No advance ruling has been
or will be sought from the IRS regarding any matter discussed in this offer to
purchase. Further, no opinion of counsel has been obtained with regard to the
offer.

THE UNITED STATES FEDERAL INCOME TAX TREATMENT OF A LIMITED PARTNER
PARTICIPATING IN THE OFFER DEPENDS IN SOME INSTANCES ON DETERMINATIONS OF FACT
AND INTERPRETATIONS OF COMPLEX PROVISIONS OF UNITED STATES FEDERAL INCOME TAX
LAW FOR WHICH NO CLEAR PRECEDENT OR AUTHORITY MAY BE AVAILABLE. ACCORDINGLY, YOU
SHOULD CONSULT YOUR TAX ADVISOR REGARDING THE UNITED STATES FEDERAL, STATE,
LOCAL AND FOREIGN TAX CONSEQUENCES OF SELLING THE INTERESTS IN YOUR PARTNERSHIP
REPRESENTED BY YOUR UNITS PURSUANT TO OUR OFFER OR OF A DECISION NOT TO SELL IN
LIGHT OF YOUR SPECIFIC TAX SITUATION.

TAX CONSEQUENCES TO LIMITED PARTNERS TENDERING UNITS FOR CASH. You will
recognize gain or loss on a sale of a unit of limited partnership interest of
your partnership equal to the difference between (i) your "amount realized" on
the sale and (ii) your adjusted tax basis in the unit sold. The "amount
realized" will be equal to the sum of the amount of cash received by you for the
unit sold pursuant to the offer plus the amount of partnership liabilities
allocable to the unit (as determined under Section 752 of the Internal Revenue
Code). Thus, your taxable gain and tax liability resulting from a sale of a unit
could exceed the cash received upon such sale.

ADJUSTED TAX BASIS. If you acquired your units for cash, your initial
tax basis in such units was generally equal to your cash investment in your
partnership increased by your share of partnership liabilities at the time you
acquired such units. Your initial tax basis generally has been increased by (i)
your share of partnership income and gains, and (ii) any increases in your share
of partnership liabilities, and has been decreased (but not below zero) by (a)
your share of partnership cash distributions, (b) any decreases in your share of
partnership liabilities, (c) your share of partnership losses, and (d) your
share of nondeductible partnership expenditures that are not chargeable to
capital. For purposes of determining your adjusted tax basis in your units
immediately prior to a disposition of your units, your adjusted tax basis in
your units will include your allocable share of partnership income, gain or loss
for the taxable year of disposition. If your adjusted tax basis is less than
your share of partnership liabilities (e.g., as a result of the effect of net
loss allocations and/or distributions exceeding the cost of your unit), your
gain recognized with respect to a unit pursuant to the offer will exceed the
cash proceeds realized upon the sale of such unit.

CHARACTER OF GAIN OR LOSS RECOGNIZED PURSUANT TO THE OFFER. Except as
described below, the gain or loss recognized by you on a sale of a unit pursuant
to the offer generally will be treated as a long-term capital gain or loss if
you held the unit for more than one year. Long-term capital gains recognized by
individuals and certain other noncorporate taxpayers generally will be subject
to a maximum United States federal income tax rate of 15%. If the amount
realized with respect to a unit of limited partnership interest of your
partnership that is attributable to your share of "unrealized receivables" of
your partnership exceeds the tax basis attributable to those assets, such excess
will be treated as ordinary income. Among other things, "unrealized receivables"
include depreciation recapture for certain types of property. In addition, the
maximum United States federal income tax rate applicable to persons who are
noncorporate taxpayers for net capital gains attributable to the sale of
depreciable real property (which may be determined to include an interest in a
partnership such as your units) held for more than one year is currently 25%
(rather than 15%) with respect to that portion of the gain attributable to
depreciation deductions previously taken on the property. Certain limitations
apply to the use of capital losses.

If you tender a unit of limited partnership interest of your
partnership in the offer, you will be allocated a share of partnership taxable
income or loss for the year of tender with respect to any units sold. You will
not receive

-12-

any future distributions on units tendered on or after the date on which such
units are accepted for purchase and, accordingly, you may not receive any
distributions with respect to such accreted income. Such allocation and any
partnership cash distributions to you for that year will affect your adjusted
tax basis in your unit and, therefore, the amount of your taxable gain or loss
upon a sale of a unit pursuant to the offer.

PASSIVE ACTIVITY LOSSES. The passive activity loss rules of the
Internal Revenue Code limit the use of losses derived from passive activities,
which generally include investments in limited partnership interests such as
your units. An individual, as well as certain other types of investors,
generally cannot use losses from passive activities to offset nonpassive
activity income received during the taxable year. Passive losses that are
disallowed for a particular tax year are "suspended" and may be carried forward
to offset passive activity income earned by the investor in future taxable
years. In addition, such suspended losses may be claimed as a deduction, subject
to other applicable limitations, upon a taxable disposition of the investor's
interest in such activity.

Accordingly, if your investment in your units is treated as a passive
activity, you may be able to reduce gain from the sale of your units pursuant to
the offer with passive losses in the manner described below. If you sell all or
a portion of your units pursuant to the offer and recognize a gain on your sale,
you will generally be entitled to use your current and "suspended" passive
activity losses (if any) from your partnership and other passive sources to
offset that gain. In general, if you sell all or a portion of your units
pursuant to the offer and recognize a loss on such sale, you will be entitled to
deduct that loss currently (subject to other applicable limitations) against the
sum of your passive activity income from your partnership for that year (if any)
plus any passive activity income from other sources for that year. If you sell
all of your units pursuant to the offer, the balance of any "suspended" losses
from your partnership that were not otherwise utilized against passive activity
income as described in the two preceding sentences will generally no longer be
suspended and will generally therefore be deductible (subject to any other
applicable limitations) by you against any other income for that year,
regardless of the character of that income. You are urged to consult your tax
advisor concerning whether, and the extent to which, you have available
"suspended" passive activity losses from your partnership or other investments
that may be used to reduce gain from the sale of units pursuant to the offer.

INFORMATION REPORTING, BACKUP WITHHOLDING AND FIRPTA. If you tender any
units, you must report the transaction by filing a statement with your United
States federal income tax return for the year of the tender which provides
certain required information to the IRS. To prevent the possible application of
back-up United States federal income tax withholding of 28% with respect to the
payment of the offer consideration, you are generally required to provide us
with your correct taxpayer identification number. See the instructions to the
acknowledgment and agreement set forth in the letter of transmittal attached as
Annex II.

Gain realized by a foreign person on the sale of a unit pursuant to the
offer will be subject to federal income tax under the Foreign Investment in Real
Property Tax Act of 1980. Under these provisions of the Internal Revenue Code,
the transferee of an interest held by a foreign person in a partnership which
owns United States real property generally is required to deduct and withhold
10% of the amount realized on the disposition. Amounts withheld would be
creditable against a foreign person's United States federal income tax liability
and, if in excess thereof, a refund could be claimed from the Internal Revenue
Service by filing a United States income tax return. See the instructions to the
acknowledgment and agreement set forth in the letter of transmittal attached as
Annex II.

TAX CONSEQUENCES TO NON-TENDERING AND PARTIALLY-TENDERING LIMITED
PARTNERS. Section 708 of the Internal Revenue Code provides that if there is a
sale or exchange of 50% or more of the total interest in capital and profits of
a partnership within any 12-month period, such partnership terminates for United
States federal income tax purposes. Your partnership's agreement of limited
partnership prohibits such a sale or exchange of units. If units are validly
tendered and not withdrawn that would cause such a transfer, we will accept for
payment and pay for those units so tendered pro rata according to the number of
units so tendered, with appropriate adjustments to avoid purchases of fractional
units. See "The Offer--Section 2. Acceptance for Payment and Payment for Units."
During

-13-

the last 12 months, approximately 6.4% of the total interest in capital and
profits of your partnership have been transferred.

If your partnership is deemed to terminate for tax purposes, the
following federal income tax events will be deemed to occur: the terminated
partnership will be deemed to have contributed all of its assets (subject to its
liabilities) to a new partnership in exchange for an interest in the new
partnership and, immediately thereafter, the old partnership will be deemed to
have distributed interests in the new partnership to the remaining limited
partners in proportion to their respective interests in the old partnership in
liquidation of the old partnership.

You will not recognize any gain or loss upon such deemed contribution
of your partnership's assets to the new partnership or upon such deemed
distribution of interests in the new partnership, and your capital account in
your partnership will carry over to the new partnership. A termination of your
partnership for federal income tax purposes may change (and possibly shorten)
your holding period with respect to interests in your partnership that you
choose to retain. Gain recognized by you on the disposition of retained units
with a holding period of 12 months or less may be classified as short-term
capital gain and subject to taxation at ordinary income tax rates.

A termination of your partnership for federal income tax purposes may
also subject the assets of your partnership to longer depreciable lives than
those currently applicable to the assets of your partnership. This would
generally decrease the annual average depreciation deductions allocable to you
for certain years following our offer if you do not tender all of your interests
in your partnership (thereby increasing the taxable income allocable to your
interests in your partnership each such year), but would have no effect on the
total depreciation deductions available over the useful lives of the assets of
your partnership. Additionally, upon a termination of your partnership, the
taxable year of your partnership will close for federal income tax purposes,
which could result in the recognition of partnership income, gain, or loss in an
earlier taxable period than such income, gain, or loss would otherwise be
reported for income tax purposes had your partnership not terminated.

7. EFFECTS OF THE OFFER.

Because the general partner of your partnership is our subsidiary, we
have control over the management of your partnership. We also own the company
that currently manages the residential property owned by your partnership. In
addition, we and our affiliates own 15,718 units, or approximately 42.17%, of
the outstanding limited partnership units of your partnership. If we acquire
more than 2,918.5 units or approximately 7.83% of the outstanding limited
partnership units pursuant to this offer, we and our affiliates will own more
than 50% of the total outstanding limited partnership units. This interest,
combined with our control of your partnership's general partner, would allow us
to control the outcome of most voting decisions with respect to your
partnership. Even if we acquire a lesser number of units pursuant to this offer,
we may be able to significantly influence the outcome of most voting decisions
with respect to your partnership. In general, we will vote the units owned by us
in whatever manner we deem to be in our best interests, which may not be in the
interest of other limited partners. This could (1) prevent non-tendering limited
partners from taking action that they desire but that we oppose and (2) enable
us to take action desired by us but opposed by non-tendering limited partners.
We are also affiliated with the company that currently manages, and has managed
for some time, the property owned by your partnership. If we acquire a
substantial number of units pursuant to this offer, removal of the property
manager may become more difficult or impossible.

DISTRIBUTIONS TO US. If we acquire units in the offer, we will
participate in any subsequent distributions to limited partners to the extent of
the units purchased.

PARTNERSHIP STATUS. The rules regarding whether a partnership is
treated as a "publicly traded partnership" taxable as a corporation are not
certain. We are of the opinion that our purchase of units in accordance with the
terms of our offer should not adversely affect the issue of whether your
partnership is classified as a partnership for federal income tax purposes,
because, taking into account all of the facts and circumstances, the general
partner of your partnership believes that the partnership interests in your
partnership should not be treated as readily tradable on a secondary market or
the substantial equivalent thereof.

BUSINESS. Our offer will not affect the operation of the property owned
by your partnership. We will continue to control the general partner of your
partnership and the residential property manager, both of which will remain the
same. Consummation of the offer will not affect your agreement of limited
partnership, the operations of

-14-

your partnership, the business and properties owned by your partnership or any
other matter relating to your partnership, except it would result in us
increasing our ownership of units. We have no current intention of changing the
fee structure for your general partner or the manager of your partnership's
residential property.

EFFECT ON TRADING MARKET; REGISTRATION UNDER 12(g) OF THE EXCHANGE ACT.
If a substantial number of units are purchased pursuant to the offer, transfers
may be limited in the succeeding 12-month period because the partnership
agreement prohibits the transfer of units that would cause 50% or more of the
total interest in capital and profits of your partnership to be transferred
within a 12-month period, when taken together with all other transfers during
such 12-month period. During the last 12 months, approximately 6.4% of the total
interest in capital and profits of your partnership have been transferred.

Further, if a substantial number of unitholders tender their units
pursuant to our offer, the result will be a reduction in the number of
unitholders in your partnership. In the case of certain kinds of equity
securities, a reduction in the number of securityholders might be expected to
result in a reduction in the liquidity and volume of activity in the trading
market for the security. In the case of your partnership, however, there is no
established public trading market for the units and, therefore, we are of the
opinion that a reduction in the number of limited partners will not materially
further restrict your ability to find purchasers for your units through
secondary market transactions.

The units are registered under Section 12(g) of the Exchange Act, which
means, among other things, that your partnership is required to file periodic
reports with the SEC and to comply with the SEC's proxy rules. We do not expect
or intend that consummation of the offer will cause the units to cease to be
registered under Section 12(g) of the Exchange Act. If the units were to be held
by fewer than 300 persons, your partnership could apply to de-register the units
under the Exchange Act. Your partnership currently has 1,043 unitholders. If
units are validly tendered (and not properly withdrawn) and the purchase of
those units would result in there being fewer than 320 unitholders in your
partnership, we will not purchase any of the units tendered, terminate the
offer, and return all tendered units to the tendering limited partners to assure
that there is no reasonable likelihood that the partnership would have fewer
than 320 unitholders as a result of the offer. See "The Offer--Section 17.
Conditions of the Offer."

ACCOUNTING TREATMENT. Upon consummation of the offer, we will account
for our investment in any acquired units under the purchase method of
accounting. There will be no effect on the accounting treatment of your
partnership as a result of the offer.

8. INFORMATION CONCERNING US AND CERTAIN OF OUR AFFILIATES.

GENERAL. We are AIMCO Properties, L.P., a Delaware limited partnership
("AIMCO Properties"). Together with our subsidiaries, we conduct substantially
all of the operations of Apartment Investment and Management Company, a Maryland
corporation ("AIMCO"). AIMCO is a real estate investment trust that owns and
manages multifamily apartment properties throughout the United States. AIMCO's
Class A Common Stock is listed and traded on the New York Stock Exchange under
the symbol "AIV." As of September 30, 2003, we:

o owned or controlled (consolidated) 178,913 units in 697
apartment properties;

o held an equity interest in (unconsolidated) 67,157 units in
467 apartment properties; and

o provided services or managed, for third party owner, 51,847
units in 520 apartment properties, primarily pursuant to long
term, non-cancelable agreements (including 40,126 units in 418
properties that are asset managed only, and not property
managed).

Our general partner is AIMCO-GP, Inc., a Delaware corporation, which
is a wholly-owned subsidiary of AIMCO. Our principal executive offices are
located at 4582 South Ulster Street Parkway, Suite 1100, Denver, Colorado 80237,
and our telephone number is (303) 757-8101.

-15-

The names, positions and business addresses of the directors and
executive officers of AIMCO and your general partner (which is our subsidiary),
as well as a biographical summary of the experience of such persons for the past
five years or more, are set forth on Annex I attached hereto and are
incorporated herein by reference.

We and AIMCO are both subject to the information and reporting
requirements of the Exchange Act and, in accordance therewith, file reports and
other information with the Securities and Exchange Commission (the "SEC")
relating to our business, financial condition and other matters, including the
complete financial statements summarized below. Such reports and other
information may be inspected at the public reference facilities maintained by
the SEC at Judiciary Plaza, 450 Fifth Street, N.W., Washington, D.C. 20549.
Copies of such material can also be obtained from the Public Reference Room of
the SEC in Washington, D.C. at prescribed rates. The SEC also maintains a site
on the World Wide Web at http://www.sec.gov that contains reports, proxy and
information statements and other information regarding registrants that file
electronically with the SEC. In addition, information filed by AIMCO with the
New York Stock Exchange may be inspected at the offices of the New York Stock
Exchange at 20 Broad Street, New York, New York 10005.

For more information regarding AIMCO Properties, please refer to our
Annual Report on Form 10-K for the year ended December 31, 2002, filed March 25,
2003 (particularly the management's discussion and analysis of financial
condition and results of operations) and other reports and documents we have
filed with the SEC.

Except as described in "The Offer--Section 9. Background and Reasons
for the Offer", and "The Offer--Section 11. Conflicts of Interest and
Transactions with Affiliates" and "The Offer--Section 13. Certain Information
concerning your Partnership--Beneficial Ownership of Interests in your
Partnership," neither we nor, to the best of our knowledge, any of the persons
listed on Annex I attached hereto, (i) beneficially own or have a right to
acquire any units, (ii) has effected any transaction in the units in the past 60
days, or (iii) have any contract, arrangement, understanding or relationship
with any other person with respect to any securities of your partnership,
including, but not limited to, contracts, arrangements, understandings or
relationships concerning transfer or voting thereof, joint ventures, loan or
option arrangements, puts or calls, guarantees of loans, guarantees against loss
or the giving or withholding of proxies. Neither we nor our affiliates intend to
tender any units beneficially owned in this offer.

SUMMARY SELECTED FINANCIAL INFORMATION FOR AIMCO PROPERTIES, L.P. The
historical financial data set forth below for AIMCO Properties for the nine
months ended September 30, 2003 and 2002 is based on unaudited financial
statements. The historical financial data set forth below for AIMCO Properties
for the years ended December 31, 2002, 2001 and 2000 is based on audited
financial statements. In addition, (a) the audited financial statements for
AIMCO Properties' 2002 and 2001 fiscal years set forth in Part II, Item 6 of
AIMCO Properties' Annual Report on Form 10-K for the fiscal year ended December
31, 2002 filed with the SEC on March 25, 2003, and (b) the unaudited financial
statements for AIMCO Properties' Quarterly Report on Form 10-Q for the quarter
ended September 30, 2003 filed with the SEC on November 14, 2003 is hereby
incorporated by reference. This information should be read in conjunction with
such financial statements, including the notes thereto, and "Management's
Discussion and Analysis of Financial Condition and Results of Operations of the
AIMCO Operating Partnership" included in AIMCO Properties Annual Report on Form
10-K for the year ended December 31, 2002 and its Quarterly Report on Form 10-Q
for the quarter ended September 30, 2003.

-16-

<Table>
<Caption>
FOR THE NINE MONTHS ENDED
SEPTEMBER 30, FOR THE YEAR ENDED DECEMBER 31,
------------------------------ -----------------------------------------------
2003 2002 2002 2001(1) 2000(1)
------------- ------------- ------------- ------------- -------------
(UNAUDITED) (DOLLARS IN THOUSANDS, EXCEPT PER UNIT DATA)

OPERATING INFORMATION:

Rental and other property revenues ..... $ 1,111,036 $ 960,998 $ 1,405,684 $ 1,224,667 $ 998,552
Property operating and owned
management expenses ................ (485,993) (378,327) (561,412) (465,721) (413,077)
Income from property operations ........ 625,043 582,671 844,272 758,946 585,475
Income from investment management
business ........................... 11,228 15,352 18,262 27,591 15,795
General and administrative expenses .... (19,538) (12,377) (20,344) (18,530) (18,123)
Depreciation of rental property (2) .... (247,682) (195,127) (288,589) (327,070) (287,809)
Interest expense ....................... (283,487) (234,922) (339,737) (297,507) (260,133)
Interest and other income, net ......... 19,623 60,059 78,090 68,417 65,963
Operating earnings ..................... 73,653 187,802 258,348 144,520 103,402
Distribution to minority partners in
excess of income ................... (21,503) (5,274) (26,979) (46,359) (24,375)
Income (loss) from discontinued
operations ......................... 62,674 11,156 (27,902) 18,848 26,335
Net income ............................. 136,327 198,958 206,202 121,064 109,717
BALANCE SHEET INFORMATION:
Real estate, before accumulated
depreciation ....................... $ 10,693,302 $ 10,436,881 $ 10,633,358 $ 8,102,816 $ 7,012,452
Real estate, net of accumulated
depreciation ....................... 8,887,140 8,780,340 8,924,604 6,587,624 5,887,518
Total assets ........................... 10,194,026 10,355,329 10,355,329 8,200,526 7,699,174
Total indebtedness ..................... 6,334,785 6,136,303 6,233,727 4,585,913 4,198,045
Mandatorily redeemable preferred
securities ......................... 113,169 15,169 15,169 20,637 32,330
Partner's capital ...................... 3,233,805 3,576,083 3,576,083 3,080,071 2,830,389
OTHER INFORMATION:
Basic earnings per unit ................ $ 0.52 $ 1.21 $ 1.00 $ 0.25 $ 0.53
Diluted earnings per unit .............. $ 0.52 $ 1.20 $ 0.99 $ 0.25 $ 0.52
Distributions paid per common
OP unit ............................ $ 2.24 $ 2.46 $ 3.28 $ 3.12 $ 2.80
Funds from operations(3) ............... $ 346,116 $ 431,450 $ 504,816 $ 528,653 $ 439,830
Net cash provided by operating
activities ......................... $ 381,137 $ 403,624 $ 496,670 $ 491,846 $ 400,364
Net cash (used in) provided by
investing activities ............... $ 180,556 $ (897,681) $ (873,832) $ (140,638) $ (545,981)
Net cash provided by (used in)
financing activities ............... $ (531,163) $ 503,454 $ 398,637 $ (430,245) $ 201,128
</Table>

- ----------

(1) Certain reclassifications have been made to the 2001 and 2000 amounts to
conform with the 2002 presentation. These reclassifications represent
certain eliminations of self-charged management fee income and expenses and
related receivables and payables in accordance with consolidation
accounting principles, as well as discontinued operations resulting from
the adoption of Statement of Financial Accounting Standard No. 144.
Effective January 1, 2001, we began consolidating our previously
unconsolidated subsidiaries. Prior to this date, we had significant
influence but did not have control. Accordingly, such investments were
accounted for under the equity method.

(2) Effective July l, 2001 for certain assets and October l, 2001 for the
majority of the portfolio, we extended the estimated useful lives of our
buildings and improvements from a weighted average composite life of 25
years to a weighted average composite life of 30 years. This change
increased net income by approximately $36 million or $0.42 per diluted unit
in 2001.

-17-

(3) Our management believes that the presentation of funds from operations or
"FFO", when considered with the financial date determined in accordance
with generally accepted accounting principles, provides a useful measure of
performance. However, FFO does not represent cash flow and is not
necessarily indicative of cash flow or liquidity available to us, nor
should it be considered as an alternative to net income or as an indicator
of operating performance. The Board of Governors of the National
Association of Real Estate Investment Trusts ("NAREIT") defines FFO as net
income (loss), computed in accordance with generally accepted accounting
principles, excluding gains and losses from extraordinary items and
disposals from discontinued operations, net of related income taxes, plus
real estate related depreciation and amortization (excluding amortization
of financing costs), including depreciation for unconsolidated partnership,
joint ventures and discontinued operations. We calculate FFO based on the
NAREIT definition, plus amortization of intangibles, plus distributions to
minority partners in excess of income, and less dividends on preferred
units. We calculate FFO (diluted) by adding back the interest expenses and
preferred distribution relating to convertible securities whose conversion
is dilutive to FFO. Our management believes that the presentation of FFO
provides investors with industry-accepted measurements which help
facilitate an understanding of our ability to make required dividend
payments, capital expenditures and principal payments on our debt. There
can be no assurance that our basis of computing FFO is comparable with that
of other REITs.

The following is a reconciliation of net income to funds from operations:

<Table>
<Caption>
FOR THE NINE MONTHS
ENDED SEPTEMBER 30, FOR THE YEAR ENDED DECEMBER 31,
------------------------------ -----------------------------------------------
2003 2002 2002 2001 2000
------------- ------------- ------------- ------------- -------------
(DOLLARS IN THOUSANDS)

Net income ................................... $ 136,327 $ 198,958 $ 206,202 $ 121,064 $ 109,717
Real estate depreciation, net of minority
interests................................ 223,733 172,225 260,507 316,101 256,917
Real estate depreciation related to
unconsolidated entities .................. 19,331 26,022 33,544 57,506 70,188
Discontinued operations:
Depreciation, net of minority interests .. 9,712 18,254 10,015 13,534 9,997
(Gain) loss on dispositions of real
estate, net of minority interest ...... (66,930) 37 (1,437) -- --
Distributions to minority partners in
excess of income ...................... (4,650) 1,401 1,401 1,342 --
Income tax arising from disposals ........ 5,112 552 2,507 -- --
Amortization of intangibles .................. 4,716 3,194 4,026 18,729 12,068
Income tax arising from disposals ............ -- -- -- 3,202 --
Distributions to minority interest partners in
excess of income ......................... 21,503 15,274 26,979 46,359 24,375
(Gain) loss on dispositions of real estate ... (2,738) (4,467) 27,902 (18,848) (26,335)
Gain on disposition of land .................. -- -- -- 3,843 --
Deferred income tax benefit .................. -- -- -- -- 154
Interest expense on mandatorily redeemable
convertible preferred securities ......... 741 882 1,161 1,568 8,869
Preferred unit distributions ................. (65,711) (45,626) (67,991) (35,747) (26,120)
Funds from operations ........................ $ 346,116 $ 431,450 $ 504,816 $ 528,653 $ 439,830
</Table>

9. BACKGROUND AND REASONS FOR THE OFFER.

GENERAL. We are in the business of acquiring direct and indirect
interests in apartment properties such as the properties owned by your
partnership. Our offer provides us with an opportunity to increase our ownership

-18-

interest in your partnership's property while providing you and other investors
with an opportunity to liquidate your current investment.

BACKGROUND. On October 1, 1998, AIMCO merged (the "Insignia Merger")
with Insignia Financial Group, Inc. ("Insignia"). As a result of the Insignia
Merger, AIMCO acquired approximately 51% of the outstanding common shares of
beneficial interest of Insignia Properties Trust ("IPT"). Through the Insignia
Merger, AIMCO also acquired a majority ownership interest in the entity that
manages the residential properties owned by your partnership. On October 31,
1998, IPT and AIMCO entered into an agreement and plan of merger, dated as of
October 1, 1998, pursuant to which IPT merged with AIMCO on February 26, 1999.
AIMCO then contributed IPT's interest in Insignia Properties L.P., IPT's
operating partnership, to AIMCO's wholly owned subsidiary, AIMCO/IPT, Inc. AIMCO
also replaced IPT as the sole general partner of Insignia Properties L.P. As a
result, the general partner of your partnership is an indirect wholly owned
subsidiary of AIMCO/IPT and the property manager is our indirect wholly owned
subsidiary. Together with its affiliates and subsidiaries, AIMCO currently owns,
in the aggregate, approximately 42.17% of your partnership's outstanding limited
partnership units, along with a 1% general partner interest held by the general
partner.

During our negotiations with Insignia in early 1998, we decided that if
the merger with Insignia were consummated, we could also benefit from making
offers for limited partnership interests of some of the limited partnerships
formerly controlled or managed by Insignia (the "Insignia Partnerships"). Such
offers would provide liquidity for the limited partners of the Insignia
Partnerships and would provide us with a larger asset and capital base and
increased diversification. While some of the Insignia Partnerships are public
partnerships and information is publicly available on such partnerships for
weighing the benefits of making a tender offer, many of the partnerships are
private partnerships and information about such partnerships comes principally
from the general partner. Our control of the general partner makes it possible
for us to obtain access to such information. Further, such control also means
that we control the operations of the partnerships and their properties.
Insignia did not propose that we conduct such tender offers; rather, we
initiated the offers on our own. As of the date of this offering, AIMCO
Properties, L.P. has made offers to many of the Insignia Partnerships, including
your partnership. We are making this offer with a view to providing you with
liquidity for your investment, but we may not make any more offers and will not
be bound to do so.

ALTERNATIVES CONSIDERED BY YOUR GENERAL PARTNER. Before we commenced
this offer, your general partner (which is our subsidiary) considered a number
of alternative transactions. The following is a brief discussion of the
advantages and disadvantages of the alternatives that could have been pursued by
your general partner.

LIQUIDATION

One alternative would be for the partnership to sell its assets,
distribute the net liquidation proceeds to its partners in accordance with the
agreement of limited partnership, and thereafter dissolve. Partners would be at
liberty to use the net liquidation proceeds after taxes for investment,
business, personal or other purposes, at their option. If your partnership were
to sell its assets and liquidate, you would not need to rely upon capitalization
of income or other valuation methods to estimate the fair market value of
partnership assets. Instead, such assets would be valued through negotiations
with prospective purchasers (in many cases unrelated third parties). The term of
the partnership will continue until December 31, 2032, unless the partnership is
terminated sooner under the provisions of the partnership agreement.

However, a liquidating sale of your partnership's property would be a
taxable event for all limited partners. If the partnership were liquidated, all
of the unitholders, including those who wish to defer the taxable sale of their
partnership interests, would be forced to participate in the transaction.
Although the future operating results of your partnership and future sales
prices of the property owned by your partnership are uncertain, the operating
performance of our partnership's property may improve in the future, which in
turn, may result in higher property values, making a sale of your partnership's
properties a more attractive option in the future. Such values are also a
function of capitalization rates in the market and the interest rate environment
at the time. However, because your general partner and property manager (which
are our affiliates) receive fees for managing your partnership and its property,
a conflict of interest exists between continuing the partnership and receiving
such fees, on the one hand, and the liquidation of the partnership and the
termination of such fees, on the other. See "The Offer--Section 13.

-19-

Certain Information Concerning Your Partnership--Investment Objectives and
Policies; Sale or Financing of Investments."

CONTINUATION OF THE PARTNERSHIP WITHOUT THE OFFER

A second alternative would be for your partnership to continue as a
separate legal entity with its own assets and liabilities and continue to be
governed by its existing agreement of limited partnership, without our offer. A
number of advantages could result from the continued operation of your
partnership. Given improving rental market conditions or improved operating
performance, the level of distributions might increase over time. It is possible
that the private resale market for properties could improve over time, making a
sale of the partnership's property at some point in the future a more attractive
option than it is currently. The continuation of your partnership will allow you
to continue to participate in the net income and any increases in revenue of
your partnership and any net proceeds from the sale of the property owned by
your partnership. However, no assurance can be given as to future operating
results or as to the results of any future attempts to sell the property owned
by your partnership.

The primary disadvantage of continuing the operations of your
partnership is that you would be limited in your ability to sell your units.
Although you could sell your units to a third party, any such sale would likely
be at a discount from your pro rata share of the fair market value of the
property owned by your partnership.

ALTERNATIVE TRANSACTIONS CONSIDERED BY US. Before we decided to make
our offer, we considered a number of alternative transactions, including
purchasing your partnership's property or merging your partnership with us.
However, both of these alternatives would require a vote of all the unitholders.
If the transaction were approved, all of the unitholders, including those who
wish to continue to participate in the ownership of your partnership's
properties, would be forced to participate in the transaction. If the
transaction were not approved, all of the unitholders, including those who would
like to dispose of their investment in your partnership's property, would be
forced to retain their investment. We also considered an offer to exchange units
in your partnership for limited partnership interests in AIMCO Properties.
However, because of the expense and delay associated with making such an
exchange offer, we decided to make an offer for cash only. In addition, our
historical experience has been that when we have offered limited partners an
opportunity to receive cash or limited partnership interests in AIMCO
Properties, the limited partners who tender usually prefer the cash option.

DETERMINATION OF OFFER PRICE. In establishing the offer price, we
principally considered:

o Prices at which the units have recently sold to the extent
such information is available to us; and

o The absence of a trading market for the units.

Our determination of the offer price was based on our review and
analysis of the foregoing information, the other financial information and the
analyses concerning the partnership summarized below, and we considered the
actual operating results of the partnership.

VALUATION OF UNITS. We determined our offer price by: (i) applying a
capitalization rate to your partnership's operating results for the year ended
December 31, 2003; (ii) adjusting this value for liabilities, non-real estate
assets, and certain other costs; and (iii) determining the proceeds that would
be paid to limited partners in the event of a liquidation of your partnership. A
capitalization rate is a percentage (rate of return), applied to property income
by purchasers of residential real estate, to determine the present value of
income property. The lower the capitalization rate, the higher the value
produced, and the higher the capitalization rate, the lower the value produced.
We used property incomes based on the operating results of your partnership for
the year ended December 31, 2003. But in determining the appropriate
capitalization rate, we also considered the following factors. Our method for
selecting a capitalization rate begins with each property being assigned a
location and condition rating (for example, "A" for excellent, "B" for good, and
so on). We then adjusted the capitalization rate based on whether the property's
mortgage debt is above or below market rates. We also consider recent changes in
your

-20-

partnership's property income and occupancy rate. All these factors are
subjective in nature, and others evaluating the same property might use a
different capitalization rate and derive a different property value.

Although the direct capitalization method is an accepted way of valuing
real estate, there are a number of other methods available to value real estate,
each of which may result in different valuations of a property. We determined
our cash consideration in the following manner. First, we estimated the gross
property value of your partnership's property by applying a capitalization rate
of 9.0% to the partnership's operating results for the year ended December 31,
2003, to obtain estimated gross property value. We then calculated the value of
the equity of your partnership by adding to the aggregate gross property value
the value of the non-real estate assets of your partnership and deducting its
liabilities and certain other costs, including required capital expenditures,
deferred maintenance and closing costs, to derive its net equity value. Finally,
using this net equity value, we determined the proceeds that would be paid to
limited partners in the event of a liquidation of your partnership. Based on the
terms of your partnership's agreement of limited partnership, 100% of the
estimated liquidation proceeds are assumed to be distributed to limited partners
of your partnership. Our offer price represents the per unit liquidation
proceeds determined in this manner.

<Table>

Gross valuation of partnership properties $ 8,004,810
Plus: Cash and cash equivalents 148,004
Plus: Other partnership assets, net of security deposits 42,437
Less: Mortgage debt, including accrued interest (5,270,670)
Less: Other liabilities (171,596)
---------------
Partnership valuation before taxes and certain costs 2,752,986
Less: Closing costs (176,106)
---------------
Estimated net valuation of your partnership 2,576,880
Percentage of estimated net valuation allocated to holders of units 100.00%
---------------
Estimated net valuation of units 2,576,880
Total number of units 37,273
---------------
Estimated valuation per unit $ 69
===============
</Table>

COMPARISON OF OFFER PRICE TO ALTERNATIVE CONSIDERATION. To assist
holders of units in evaluating the offer, your general partner, which is our
subsidiary, has attempted to compare the offer price against: (a) prices at
which the units have sold on the secondary market, and (b) estimates of the
value of the units on a liquidation basis. The general partner of your
partnership is of the opinion that analyzing the alternatives in terms of
estimated value, based upon currently available data and, where appropriate,
reasonable assumptions made in good faith, establishes a reasonable framework
for comparing alternatives. Since the value of the consideration for
alternatives to the offer is dependent upon varying market conditions, no
assurance can be given that the estimated values reflect the range of possible
values.

The results of these comparative analyses are summarized in the chart
below. You should bear in mind that some of the alternative values are based on
a variety of assumptions that have been made by us. These assumptions relate to,
among other things, the operating results since December 31, 2003, as to income
and expenses of the property, other projected amounts and the capitalization
rates that may be used by prospective buyers if your partnership assets were to
be liquidated.

In addition, these estimates are based upon certain information
available to your general partner, which is our subsidiary, or an affiliate at
the time the estimates were computed, and no assurance can be given that the
same conditions analyzed by it in arriving at the estimates of value would exist
at the time of the offer. The assumptions used have been determined by the
general partner of your partnership or an affiliate in good faith, and, where
appropriate, are based upon current and historical information regarding your
partnership and current real estate markets, and have been highlighted below to
the extent critical to the conclusions of the general partner of your
partnership. Actual results may vary from those set forth below based on
numerous factors, including interest rate fluctuations, tax law changes, supply
and demand for similar apartment properties, the manner in which your
partnership's property is sold and changes in availability of capital to finance
acquisitions of apartment properties.

-21-

Under your partnership's agreement of limited partnership, the term of
the partnership will continue until December 31, 2032, unless sooner terminated
as provided in the agreement or by law.

<Table>
<Caption>
COMPARISON TABLE PER UNIT
- ------------------------------------------------------- ------------

Cash offer price ............................ $ 69.00
Alternatives
Prior cash tender offer price .......... $ 84.00(1)
Highest price on secondary market ...... $ 94.00(2)
Estimated liquidation proceeds ......... $ 69.00
</Table>

- ----------

(1) Highest price offered in our 2001 through 2003 tender offers.

(2) Since January 1, 2002.

PRIOR TENDER OFFERS. In August 2001, we commenced a tender offer to
purchase units of your partnership at a price of $67.00 per unit, which price
was determined using the same basic methodology as we are using in this current
tender offer. We acquired 1,637 units, representing approximately 4.39% of the
outstanding units of your partnership, pursuant to that offer.

In August 2002, we commenced a tender offer to purchase units of your
partnership at a price of $77.00 per unit, which price was determined using the
same basic methodology as we are using in this current tender offer. We acquired
2,011 units, representing approximately 5.4% of the outstanding units of your
partnership, pursuant to that offer.

In May 2003, we commenced a tender offer to purchase units of your
partnership at a price of $84.00 per unit, which price was determined using the
same basic methodology as we are using in this current tender offer. We acquired
2,348 units, representing approximately 6.3% of the outstanding units of your
partnership, pursuant to that offer.

We are aware that other tender offers may have been made by
unaffiliated third parties to acquire units in your partnership in exchange for
cash. We are unaware of the amounts offered, terms, tendering parties or number
of units involved in any pending tender offers.

PRICES ON SECONDARY MARKET. Secondary market sales information is not a
reliable measure of value because of the limited amount of any known trades.
Except for offers made by us and unaffiliated third parties, privately
negotiated sales and sales through intermediaries are the only means which may
be available to a limited partner to liquidate an investment in units (other
than our offer) because the units are not listed or traded on any exchange or
quoted on Nasdaq, on the Electronic Bulletin Board, or in "pink sheets."
Secondary sales activity for the units, including privately negotiated sales,
has been limited and sporadic.

Set forth below are the high and low sale prices of units for the
periods listed below as reported by The Partnership Spectrum, which is an
independent, third-party source. The gross sales prices reported by The
Partnership Spectrum do not necessarily reflect the net sales proceeds received
by sellers of units, which typically are reduced by commissions and other
secondary market transaction costs to amounts less than the reported price. The
Partnership Spectrum represents only one source of secondary sales information,
and other services may contain prices for the units that equal or exceed the
sales prices reported in The Partnership Spectrum. We do not know whether the
information compiled by The Partnership Spectrum is accurate or complete.

-22-

SALES PRICES OF PARTNERSHIP UNITS, AS REPORTED BY THE PARTNERSHIP SPECTRUM

<Table>
<Caption>
High Low
---- ---

Period Ended January 31, 2004: ............................. N/A N/A
Year Ended December 31, 2003:............................... $94 $94
Year Ended December 31, 2002:............................... N/A N/A
</Table>

Set forth in the table below are the high and low sales prices of units
for the periods listed below, as reported by the American Partnership Board,
which is an independent, third-party source. The gross sales prices reported by
American Partnership Board do not necessarily reflect the net sales proceeds
received by sellers of units, which typically are reduced by commissions and
other secondary market transaction costs to amounts less than the reported
prices. The American Partnership Board represents one source of secondary sales
information, and other services may contain prices for units that equal or
exceed the sales prices reported by the American Partnership Board. We do not
know whether the information compiled by the American Partnership Board is
accurate or complete.

SALES PRICES OF PARTNERSHIP UNITS, AS REPORTED BY THE AMERICAN
PARTNERSHIP BOARD

<Table>
<Caption>
High Low
---- ---

Period Ended January 31, 2004: ............................. N/A N/A
Year Ended December 31, 2003:............................... N/A N/A
Year Ended December 31, 2002:............................... N/A N/A
</Table>

PRIVATE PURCHASES. We purchased four units at a price of $67.00 per
unit on June 20, 2002 in a private sale, sixteen units at a price of $77.00 per
unit on March 31, 2003 in a private sale, and twenty units at a price of $39.18
per unit on January 9, 2004.

ESTIMATED LIQUIDATION PROCEEDS. Liquidation value is a measure of the
price at which the assets of your partnership would sell if disposed of by your
partnership in an arms-length transaction to a willing buyer that has access to
relevant information regarding the historical revenues and expenses of the
business. Your general partner, which is our subsidiary, estimated the
liquidation value of the units using the same direct capitalization method and
assumptions as we did in valuing the units for the offer price. The liquidation
analysis assumes that your partnership's property is sold to an independent
third party at the current property value, that other balance sheet assets
(excluding amortizing assets) and liabilities of your partnership are sold at
their book value, and that the net proceeds of sale are allocated to the
unitholders in accordance with your partnership's agreement of limited
partnership.

The liquidation analysis assumes that the assets of your partnership
are sold in a single transaction. Should the assets be liquidated over time,
even at prices equal to those projected, distributions to limited partners from
cash flow from operations might be reduced because your partnership's fixed
costs, such as general and administrative expenses, are not proportionately
reduced with the liquidation of assets. However, for simplification purposes,
the sales of the assets are assumed to occur concurrently. The liquidation
analysis assumes that the assets are disposed of in an orderly manner and are
not sold in forced or distressed in which assets might be sold at substantial
discounts to their actual fair market value.

ALLOCATION OF CONSIDERATION. We have allocated to the unitholders the
amount of the estimated net valuation of your partnership based on your
partnership's agreement of limited partnership as if your partnership were being
liquidated at the present time.

10. POSITION OF THE GENERAL PARTNER OF YOUR PARTNERSHIP WITH RESPECT TO
THE OFFER.

The partnership and the general partner of your partnership (which is
our affiliate) have provided the following information for inclusion in this
offer to purchase:

-23-

The general partner of your partnership is remaining neutral and makes
no recommendation as to whether you should tender or refrain from tendering your
units in the offer. The general partner of your partnership makes no
recommendation with respect to the offer for the following reasons:

o Tendering units pursuant to the offer would increase the
voting power of AIMCO and its affiliates, including the voting
power with respect to the removal of the general partner of
your partnership. A decision to remove, for any reason, the
general partner of your partnership from its current position
as a general partner of your partnership would result in a
decrease or elimination of the substantial management fees
paid to the general partner of your partnership for managing
your partnership.

o The offeror is our affiliate and desires to purchase units at
a low price, and you desire to sell the units at a high price.
As an affiliate of the offeror, the general partner of your
partnership has an indirect financial interest in the offer.

o The offeror has not conditioned the offer on the approval of
an independent third party or a majority of the unaffiliated
limited partners.

o The general partner is unable to make a recommendation because
each limited partner's circumstances may differ from those of
other limited partners. These circumstances, which would
impact the desirability of tendering units in the offer,
include a limited partner's financial position, his need or
desire for liquidity, other financial opportunities available
to him, and his tax position and the tax consequences to him
of selling his units.

You must make your own decision whether or not to participate in any
offer, based upon a number of factors, including several factors that may be
personal to you, such as your financial position, your need or desire for
liquidity, your preferences regarding the timing of when you might wish to sell
your units, other financial opportunities available to you, and your tax
position and the tax consequences to you of selling your units. Without
quantifying or otherwise attaching any particular weight to any of the following
factors or information, you may want to consider the following:

o The offer gives you an opportunity to make an individual
decision on whether to tender your units or to continue to
hold them.

o The offer price and the method used to determine the offer
price.

o The offer price is based on an estimated value of your
partnership's property that has been determined using a method
believed to reflect the valuation by buyers in the market for
similar assets.

o The prices at which the units have recently sold, to the
extent such information is available.

o The trading market for your units may not be a reliable
measure of value.

o An analysis of possible alternative transactions, including a
property sale, or a liquidation of the partnership.

o The financial condition and results of operations of your
partnership.

o The fact that if your partnership were liquidated - as opposed
to continuing - the general partner (which is our subsidiary)
would not receive the substantial fees it currently receives.
As discussed in "Section 9. Background and Reasons for the
Offer - Alternatives Considered by Your General Partner," we
do not believe that liquidation of the partnership is in the
best interests of the unitholders. Therefore, we believe that
the fees paid to the general partner would continue even if
the offer was not consummated. We are not proposing to change
the current fee arrangements.

-24-

Except for this offer, neither the general partner of your partnership
nor its affiliates have any plans or arrangements to tender any units. Except as
otherwise provided in "The Offer--Section 12. Future Plans of the Purchaser,"
the general partner does not have any present plans or proposals which relate to
or would result in an extraordinary transaction, such as a merger,
reorganization or liquidation, involving your partnership; a purchase or sale or
transfer of a material amount of your partnership's assets; or any changes in
your partnership's present capitalization, indebtedness or distribution
policies. For information relating to certain relationships between your
partnership and its general partner, on one hand, and AIMCO and its affiliates,
on the other and conflicts of interests with respect to the tender offer, see
"The Offer--Section 9. Background and Reasons for the Offer" and "The
Offer--Section 11. Conflicts of Interest and Transactions with Affiliates." See
also "The Offer--Section 9. Background and Reasons for the Offer--Comparison to
Alternative Consideration--Prior Tender Offers" for certain information
regarding transactions in units of your partnership.

11. CONFLICTS OF INTEREST AND TRANSACTIONS WITH AFFILIATES.

CONFLICTS OF INTEREST WITH RESPECT TO THE OFFER. The general partner of
your partnership became a majority-owned subsidiary of AIMCO on October 1, 1998,
when AIMCO merged with Insignia Financial Group, Inc. Your general partner
became a wholly owned subsidiary of AIMCO on February 26, 1999, when Insignia
Properties Trust merged with AIMCO. Accordingly, the general partner of your
partnership has substantial conflicts of interest with respect to the offer. As
a consequence of our ownership of units, we may have incentives to seek to
maximize the value of our ownership of units, which in turn may result in a
conflict for your general partner in attempting to reconcile our interests with
the interests of the other limited partners. The conflicts of interest include
the fact that a decision to remove, for any reason, the general partner of your
partnership from its current position as a general partner of your partnership
would result in a decrease or elimination of the substantial management fees
paid to the general partner of your partnership for managing your partnership.
Additionally, we desire to purchase units at a low price and you desire to sell
units at a high price. Such conflicts of interest in connection with the offer
differ from those conflicts of interest that currently exist for your
partnership. YOU ARE URGED TO READ THIS OFFER TO PURCHASE IN ITS ENTIRETY BEFORE
DECIDING WHETHER TO TENDER YOUR UNITS. The general partner makes no
recommendation as to whether you should tender or refrain from tendering your
units.

CONFLICTS OF INTEREST THAT CURRENTLY EXIST FOR YOUR PARTNERSHIP. We own
both the general partner of your partnership and the property manager of your
partnership's residential property. The general partner of your partnership
received total fees and reimbursements of $69,000 in 2002 and $46,000 in 2003.
Included in these amounts are fees related to construction management services
of approximately $9,000 and $1,000 for the years 2002 and 2003, respectively.
The construction management service fees are calculated based on a percentage of
current and certain prior year additions to investment property and are being
depreciated over their estimated useful lives. The property manager is entitled
to receive five percent of gross receipts from the partnership's residential
property for providing property management services. It received management fees
of $86,000 in 2002 and $84,000 in 2003. We have no current intention of changing
the fee structure for your general partner or the manager of your partnership's
residential property.

COMPETITION AMONG PROPERTIES. Because AIMCO and your partnership both
invest in apartment properties, these properties may compete with one another
for tenants. Furthermore, you should bear in mind that AIMCO may acquire
properties in the general market areas where your partnership's property is
located. We believe that this concentration of properties in a general market
areas will facilitate overall operations through collective advertising efforts
and other operational efficiencies. In managing AIMCO's properties, we will
attempt to reduce conflicts between competing properties by referring
prospective customers to the property considered to be most conveniently located
for the customer's needs.

FUTURE OFFERS. Although we have no current plans to conduct future
tender offers for your units, our plans may change based on future
circumstances, including tender offers made by third parties. Any such future
offers that we might make could be for consideration that is more or less than
the consideration we are currently offering.

TRANSACTIONS WITH AFFILIATES. Beginning in 2001, the partnership began
insuring its property up to certain limits through coverage provided by AIMCO
which is generally self-insured for a portion of losses and liabilities related
to workers compensation, property casualty and vehicle liability. The
partnership insures its properties

-25-

above the AIMCO limits through insurance policies obtained by AIMCO from
insurers unaffiliated with the general partner. During the year ended December
31, 2003 and 2002, the partnership paid AIMCO and its affiliates approximately
$27,000 and $32,000, respectively, for insurance coverage and fees associated
with policy claims administration.

12. FUTURE PLANS OF THE PURCHASER.

As described above under "The Offer--Section 9. Background and Reasons
for the Offer," we own the general partner and thereby control the management of
your partnership. In addition, we own the manager of your partnership's
residential property. We currently intend that, upon consummation of the offer,
we will hold the units acquired and your partnership will continue its business
and operations substantially as they are currently being conducted. The offer is
not expected to have any effect on partnership operations.

Although we have no present intention to do so, we may acquire
additional units or sell units after completion or termination of the offer. Any
acquisition may be made through private purchases, through one or more future
tender or exchange offers, by merger, consolidation or by any other means deemed
advisable. Any acquisition may be at a price higher or lower than the price to
be paid for the units purchased pursuant to this offer, and may be for cash,
limited partnership interests in AIMCO Properties or other consideration. We
also may consider selling some or all of the units we acquire pursuant to this
offer to persons not yet determined, which may include our affiliates. We may
also buy your partnership's property, although we have no present intention to
do so. There can be no assurance, however, that we will initiate or complete, or
will cause your partnership to initiate or complete, any subsequent transaction
during any specific time period following the expiration of the offer or at all.

Except as set forth herein, we do not have any present plans or
proposals which relate to or would result in an extraordinary transaction, such
as a merger, reorganization or liquidation, involving your partnership; a
purchase or sale or transfer of a material amount of your partnership's assets;
any changes in composition of your partnership's senior management or personnel
or their compensation; any changes in your partnership's present capitalization,
indebtedness or distribution policy; or any other material changes in your
partnership's structure or business. We or our affiliates may loan funds to your
partnership which may be secured by your partnership's property. If any such
loans are made, upon default of such loans, we or our affiliates could seek to
foreclose on the loan and related mortgage or security interest. However, we
expect that, consistent with your general partner's fiduciary obligations, the
general partner will seek and review opportunities, including opportunities
identified by us, to engage in transactions which could benefit your
partnership, such as sales or refinancings of assets or a combination of the
partnership with one or more other entities, with the objective of seeking to
maximize returns to limited partners.

We have been advised that the possible future transactions the general
partner expects to consider on behalf of your partnership include: (i) payment
of extraordinary distributions; (ii) refinancing, reducing or increasing
existing indebtedness of the partnership; (iii) sales of assets, individually or
as part of a complete liquidation; and (iv) mergers or other consolidation
transactions involving the partnership. Any such merger or consolidation
transaction could involve other limited partnerships in which your general
partner or its affiliates serve as general partners, or a combination of the
partnership with one or more existing, publicly traded entities (including,
possibly, affiliates of AIMCO), in any of which limited partners might receive
cash, common stock or other securities or consideration. There is no assurance,
however, as to when or whether any of the transactions referred to above might
occur. If any such transaction is effected by the partnership and financial
benefits accrue to its limited partners, we will participate in those benefits
to the extent of our ownership of units. The agreement of limited partnership
prohibits limited partners from voting on actions taken by the partnership,
unless otherwise specifically permitted by the partnership agreement. Limited
partners may vote on a liquidation, and if we acquire a substantial number of
units in this offer, we and our affiliates will be able to significantly
influence or control the outcome of any such vote. Our primary objective in
seeking to acquire the units pursuant to the offer is not, however, to influence
the vote on any particular transaction, but rather to generate a profit on the
investment represented by those units.

-26-

13. CERTAIN INFORMATION CONCERNING YOUR PARTNERSHIP.

GENERAL. Drexel Burnham Lambert Real Estate Associates II was formed
under the laws of the State of New York on November 2, 1983. Its primary
business is real estate ownership and related operations. Your partnership was
formed for the purpose of investing in, acquiring, improving, holding,
maintaining, managing, operating, leasing, selling, disposing of and otherwise
dealing with real estate, real estate improvements or interest in real estate
and real estate improvements, and to engage in any and all activities related or
incidental thereto.

Your partnership's investment portfolio currently consists of one
residential apartment complex: Presidential House Apartments, a 203 unit
multifamily community, located in North Miami Beach, Florida.

The general partner of your partnership is DBL Properties Corporation,
which is our wholly owned subsidiary (the "general partner"). A wholly owned
subsidiary of AIMCO also serves as manager of the residential property owned by
your partnership.

There are currently 37,273 units outstanding, which are held of record
by 1,043 limited partners. Your partnership's and the general partner's
principal executive offices are located at 4582 South Ulster Street Parkway,
Suite 1100, Denver, Colorado 80237, and our telephone number is (303) 757-8101.

For additional information about your partnership, please refer to the
annual report prepared by your partnership which was sent to you earlier this
year, particularly Item 2 of Form 10-KSB, which contains detailed information
regarding the properties owned, including mortgages, rental rates and taxes. In
addition, your partnership is subject to the information and reporting
requirements of the Exchange Act and information about your partnership can be
obtained in the same manner as information can be obtained about us, as set
forth in "The Offer--Section 8. Information Concerning Us and Certain of Our
Affiliates."

INVESTMENT OBJECTIVES AND POLICIES; SALE OR FINANCING OF INVESTMENTS.
Your general partner (which is our subsidiary) regularly evaluates the
partnership's property by considering various factors, such as the partnership's
financial position and real estate and capital markets conditions. The general
partner monitors the property's specific locale and sub-market conditions
(including stability of the surrounding neighborhood), evaluating current
trends, competition, new construction and economic changes. The general partner
oversees the property's operating performance and continuously evaluates the
physical improvement requirements. In addition, the financing structure for the
property (including any prepayment penalties), tax implications, availability of
attractive mortgage financing to a purchaser, and the investment climate are all
considered. Any of these factors, and possibly others, could potentially
contribute to any decision by the general partner to sell, refinance, upgrade
with capital improvements or hold the partnership property. If rental market
conditions improve, the level of distributions might increase over time. It is
possible that the private resale market for properties could improve over time,
making a sale of the partnership's property in a private transaction at some
point in the future a more viable option than it is currently. After taking into
account the foregoing considerations, your general partner is not currently
seeking a sale of your partnership's property primarily because it expects the
property's operating performance to improve in the long term. In making this
assessment, your general partner noted the occupancy and rental rates at the
residential property. In particular, the general partner noted that it spent
approximately $114,000 for capital expenditures at the residential property in
2003, and expects to spend approximately $112,000 for capital improvements at
the residential property in 2004, to repair and update the property. Although
there can be no assurance as to future performance, however, these expenditures
are expected to improve the desirability of the property to tenants. The general
partner does not believe that a sale of the property at the present time would
adequately reflect the property's future prospects. Another significant factor
considered by your general partner is the likely tax consequences of a sale of
the property for cash. Such a transaction would likely result in tax liabilities
for many limited partners.

PREFERRED RETURN. Pursuant to your partnership's agreement of limited
partnership, limited partners are entitled to an 8% cumulative preferred return
on their unrecovered invested capital. As of December 31, 2003, the unpaid
preferred return arrearage totaled approximately $9,876,000.

TERM OF YOUR PARTNERSHIP. Under your partnership's agreement of limited
partnership, the term of the partnership will continue until December 31, 2032,
unless sooner terminated as provided in the agreement or by law.

-27-

Limited partners could, as an alternative to tendering their units, take a
variety of possible actions, including voting to liquidate the partnership or
amending the agreement of limited partnership to authorize limited partners to
cause the partnership to merge with another entity or engage in a "roll-up" or
similar transaction.

CAPITAL REPLACEMENTS. Your partnership has an ongoing program of
capital improvements, replacements and renovations, including plumbing
enhancements, office computers, air conditioning replacements, electrical, fire
safety, elevator repair, swimming pool improvements, and appliance and floor
covering replacements, and other replacements and renovations in the ordinary
course of business. All capital improvements and renovation costs, which totaled
$114,000 for 2003 and which are budgeted at $112,000 for 2004, are expected to
be paid from operating cash flows, cash reserves, or from short-term or
long-term borrowings.

COMPETITION. There are other residential properties within the market
areas of your partnership's properties. The number and quality of competitive
properties in such areas could have a material effect on the rental market for
the apartments at your partnership's properties and the rents that may be
charged for such apartments. While AIMCO is a significant factor in the United
States in the apartment industry, competition for apartments is local. According
to data published by the National Multi-Housing Council, we believe AIMCO is one
of the largest owners and managers of multifamily apartment properties in the
United States.

FINANCIAL DATA. The selected financial information of your partnership
set forth below for the years ended December 31, 2003, 2002 and 2001 is based on
audited financial statements. This information should be read in conjunction
with such financial statements, including notes thereto, and "Management's
Discussion and Analysis of Financial Condition and Results of Operations of Your
Partnership" in the Annual Report on Form 10-KSB of your partnership for the
year ended December 31, 2003.

DREXEL BURNHAM LAMBERT REAL ESTATE ASSOCIATES II
(IN THOUSANDS, EXCEPT PER UNIT DATA)

<Table>
<Caption>
FOR THE YEAR ENDED
DECEMBER 31,
----------------------------------------------
2003 2002 2001
------------- ------------- -------------

Total Revenues $ 1,696 $ 1,718 $ 1,724
Net Income 275 366 263
Net Income per Limited Partnership Unit 7.30 9.74 6.98
Distributions per Limited Partnership Unit 47.49 0 9.12

Cash and Cash Equivalents $ 122 $ 295 $ 177
Investment Property, Net of Accumulated Depreciation 2,019 2,065 2,054
Total Assets 2,387 2,549 2,425
Mortgage Note Payable 5,239 3,972 4,072
General Partners' Capital (Deficit) 44 41 38
Limited Partners' Capital (Deficit) (3,082) (1,584) (1,947)
Partners' Capital (Deficit) (3,038) (1,543) (1,909)
Total Distributions (1,770) 0 (340)

Net Increase (Decrease) in Cash and Cash Equivalents $ (173) $ 118 $ (143)
Net Cash Provided by Operating Activities 509 384 493
</Table>

DESCRIPTION OF PROPERTY. The following shows the location, the date of
purchase, the nature of your partnership's ownership interest in and the use of
your partnership's property.

-28-

<Table>
<Caption>
Property Date of Purchase Type of Ownership Use
-------- ---------------- ----------------- ---

Presidential House Apartments Apartments
North Miami Beach, FL 10/22/84 Fee ownership subject to first mortgage 203 units
</Table>

ACCUMULATED DEPRECIATION SCHEDULE. The following shows the gross
carrying value and accumulated depreciation of your partnership's property as of
December 31, 2003.

<Table>
<Caption>
Gross Carrying Accumulated Depreciable
Property Value Depreciation Life Method Federal Tax Basis
-------- -------------- ------------ ----------- ------ -----------------
(in thousands) (in thousands)

Presidential House $8,666 $6,647 5-31.5 yrs S/L $1,988
</Table>

SCHEDULE OF MORTGAGES. The following shows certain information
regarding the outstanding first mortgage encumbering your partnership's property
as of December 31, 2002.

<Table>
<Caption>
Principal Balance At Period
Property December 31, 2003 Interest Rate Amortized Maturity Date
-------- -------------------- ------------- --------- -------------
(in thousands)

Presidential House Apartments
First Mortgage $3,864 7.96% 20 yrs 7/01/2020
Second Mortgage $1,375 5.55% 17 yrs 7/01/2020
------
Total $5,239
</Table>

Scheduled principal payments of the mortgage notes payable subsequent to
December 31, 2003, are as follows (in thousands):

<Table>

2004 $170
2005 182
2006 196
2007 211
2008 226
Thereafter 4,254
---------
$ 5,239
</Table>

AVERAGE RENTAL RATES AND OCCUPANCY. The following shows the average
annual rental rates and annual occupancy rates for your partnership's property
during the periods indicated.

<Table>
<Caption>
Average Annual
Rental Rates Average Annual
(per unit) Occupancy
Property 2003 2002 2003 2002
-------- ---- ---- ---- ----

Presidential House Apartments $8,672 $8,585 95% 95%
</Table>

The real estate industry is highly competitive. The partnership's
property is subject to competition from other properties in the area. The
general partner believes that the property is adequately insured. The
multi-family residential property's lease terms are for one year or less. No
residential tenant leases 10% or more of the available rental space. The
property is in good physical condition, subject to normal depreciation and
deterioration as is typical for assets of this type and age.

-29-

PROPERTY MANAGEMENT. Your partnership's residential property is managed
by an entity, which is a wholly-owned subsidiary of AIMCO. Pursuant to the
management agreement between the property manager and your partnership, the
property manager operates your partnership's residential property, establishes
rental policies and rates and directs marketing activities. The property manager
also is responsible for maintenance, the purchase of equipment and supplies, and
the selection and engagement of all vendors, suppliers and independent
contractors.

DISTRIBUTIONS. The following table shows, for each of the years
indicated, the distributions paid per unit for such years.

<Table>
<Caption>
YEAR ENDED DECEMBER 31, AMOUNT
----------------------- --------

2001 $ 9.12
2002 $ 0
2003 $ 47.49
2004 (through January 31) $ 0
-------------------------- --------
Total $ 56.61
</Table>

BENEFICIAL OWNERSHIP OF INTERESTS IN YOUR PARTNERSHIP. We and our
affiliates, AIMCO and AIMCO-GP, Inc., collectively have voting and dispositive
power with respect to 15,718, or approximately 42.17%, of the outstanding
limited partner units of your partnership, along with an approximate 1% general
partnership interest held by the general partner. Except as set forth in this
offer to purchase, neither we, nor, to the best of our knowledge, any of our
affiliates, (i) beneficially own or have a right to acquire any units, (ii) has
effected any transactions in the units in the past 60 days, or (iii) have any
contract, arrangement, understanding or relationship with any other person with
respect to any securities of your partnership, including, but not limited to,
contracts, arrangements, understandings or relationships concerning transfer or
voting thereof, joint ventures, loan or option arrangements, puts or calls,
guarantees of loans, guarantees against loss, or the giving or withholding of
proxies. See "The Offer - Section 9. Background and Reasons for the Offer -
Prior Tender Offers."

COMPENSATION PAID TO THE GENERAL PARTNER AND ITS AFFILIATES. The
following table shows, for each of the years indicated, amounts paid to your
partnership's general partner and its affiliates on a historical basis. The
general partner is reimbursed for actual direct costs and expenses incurred in
connection with the operation of the partnership. The property manager is
entitled to receive fees for transactions involving your partnership and its
property and is entitled to receive five percent of the gross receipts from the
partnership's residential property for providing property management services.

<Table>
<Caption>
Partnership Fees and
Year Expenses Property Management Fees
------------------------- ---------------------------- ------------------------------

2002 $101,000 $86,000
2003 $ 73,000 $84,000
</Table>

LEGAL PROCEEDINGS. Your partnership may be a party to a variety of
legal proceedings related to its ownership of the partnership's properties,
arising in the ordinary course of the business, which are not expected to have a
material adverse effect on your partnership.

ENVIRONMENTAL. Various Federal, state and local laws subject property
owners or operators to liability for the costs of removal or remediation of
certain hazardous substances present on a property. Such laws often impart
liability without regard to whether the owner or operator knew of, or was
responsible for, the release of the hazardous substances. The presence of, or
failure to properly remediate, hazardous substances may adversely affect
occupancy at contaminated apartment communities and the partnership's ability to
sell or borrow against contaminated properties. In addition to the costs
associated with investigation and remediation actions brought by governmental
agencies, the presence of hazardous wastes on a property could result in claims
by private plaintiffs for personal injury, disease, disability or other
infirmities. Various laws also impose liability for the cost of removal

-30-

or remediation of hazardous or toxic substances at the disposal or treatment
facility. Anyone who arranges for the disposal or treatment of hazardous or
toxic substances is potentially liable under such laws. These laws often impose
liability whether or not the person arranging for the disposal ever owned or
operated the disposal facility. In connection with the ownership or operation of
properties, the partnership could potentially be liable for environmental
liabilities or costs associated with its properties or properties it may acquire
in the future.

The properties are subject to a Consent Agreement entered In the Matter
of Apartment Investment and Management Company, Docket No. HQ-2002-0003, before
the Environmental Appeals Board, United States Environmental Protection Agency,
and Final Order entered thereon on January 15, 2002, which may require, among
other things, lead-based paint disclosure to residents of properties and/or
certain remedial actions, which may result in costs to the partnership. In
addition to the costs associated with investigating and remediating, the
presence of lead-based paint on a property could result in claims by private
plaintiffs for personal injury, disease, disability or other infirmities. The
general partner believes that the properties are required to be covered by
adequate insurance provided by reputable companies and with commercially
reasonable deductibles and limits and that any costs not covered by insurance
are not expected to be material.

Any remaining costs are not expected to be material. The general
partner believes that the partnership's properties are covered by adequate fire,
flood and property insurance provided by reputable companies and with
commercially reasonable deductibles and limits.

ADDITIONAL INFORMATION CONCERNING YOUR PARTNERSHIP. Your partnership
files annual, quarterly and special reports, proxy statements and other
information with the SEC. You may read and copy any document your partnership
files at the SEC's public reference room in Washington, D.C. Please call the SEC
at 1-800-SEC-0330 for further information on the public reference rooms. Your
partnership's most recent SEC filings are also available to the public at the
SEC's web site at http://www.sec.gov.

The above discussion relating to environmental matters, capital
expenditures at the property and valuations of the property is forward-looking
information developed by the general partner. These expectations incorporated
various assumptions including, but not limited to, revenue (including occupancy
rates), various operating expenses, general and administrative expenses,
depreciation expenses, and working capital levels. While the general partner
deemed such expectations to be reasonable and valid at the date made, there is
no assurance that the assumed facts will be validated or that the results will
actually occur. Any estimate of the future performance of a business, such as
your partnership's business, is forward-looking and based on assumptions some of
which inevitably will prove to be incorrect.

14. VOTING POWER.

Decisions with respect to the day-to-day management of your partnership
are the responsibility of the general partner. Because the general partner of
your partnership is our subsidiary, we control the management of your
partnership. Under your partnership's agreement of limited partnership, limited
partners holding a majority of the outstanding units must approve certain
extraordinary transactions, including most amendments to the partnership
agreement and the sale of all or substantially all of your partnership's assets.
If we acquire a substantial number of additional units pursuant to this offer,
we may be in a position to significantly influence or control such votes of the
limited partners.

15. SOURCE OF FUNDS.

We expect that approximately $1,121,423 will be required to purchase
all of the limited partnership units that we are seeking in this offer
(exclusive of fees and expenses estimated to be $11,000). For more information
regarding fees and expenses, see "The Offer--Section 19. Fees and Expenses."

We have a $445 million revolving credit facility with Bank of America,
Fleet National Bank and First Union National Bank with a syndicate comprised of
a total of ten lender participants. We are the borrower and all obligations
thereunder are guaranteed by certain of AIMCO's subsidiaries. The obligations
under the credit facility are secured, among other things, by our pledge of our
stock ownership in certain subsidiaries of AIMCO, and a first priority pledge of
certain of our non-real estate assets. The annual interest rate under the credit
facility is based on

-31-

either LIBOR or a base rate which is the higher of Bank of America's reference
rate or 0.5% over the federal funds rate, plus, in either case, an applicable
margin. The margin ranges between 2.15% and 2.85% in the case of LIBOR-based
loans and between 0.65% and 1.35% in the case of base rate loans, based upon a
fixed charge coverage ratio. The credit facility expires on July 31, 2005 and
can be extended at AIMCO's option for a one-year term on a one-time basis.

In addition to this offer, we are concurrently making offers to acquire
interests in other public and private partnerships. We are of the opinion that
we will have sufficient cash on hand and available sources of financing to
acquire all units tendered pursuant to such offers. As of September 30, 2003, we
had $126 million of cash on hand and $285 million available for borrowing under
existing lines of credit. We intend to repay any amounts borrowed to finance the
offer out of future working capital.

16. DISSENTERS' RIGHTS.

Neither the agreement of limited partnership of your partnership nor
applicable law provides any right for you to have your units appraised or
redeemed in connection with, or as a result of, our offer. In addition, we are
not extending appraisal rights in connection with the offer. You have the
opportunity to make an individual decision on whether or not to tender your
units in the offer.

No provisions have been made with regard to the offer to allow you or
other limited partners to inspect the books and records of your partnership or
to obtain counsel or appraisal services at our expense or at the expense of your
partnership. However, you have the right under your partnership's agreement of
limited partnership to obtain a list of the limited partners.

17. CONDITIONS OF THE OFFER.

Notwithstanding any other provisions of our offer, we will not be
required to accept for payment and pay for any units tendered pursuant to our
offer, may postpone the purchase of, and payment for, units tendered, and may
terminate or amend our offer if at any time on or after the date of this offer
to purchase and at or before the expiration of our offer (including any
extension thereof), any of the following shall occur or may be reasonably
expected to occur:

o any change (or any condition, event or development involving a
prospective change) shall have occurred or been threatened in
the business, properties, assets, liabilities, indebtedness,
capitalization, condition (financial or otherwise),
operations, licenses or franchises, management contract, or
results of operations or prospects of your partnership or
local markets in which your partnership owns property,
including any fire, flood, natural disaster, casualty loss, or
act of God that, in our reasonable judgment, are or may be
materially adverse to your partnership or the value of the
units to us, which change would, individually or in the
aggregate, result in, or reasonably be expected to result in,
an adverse effect on net operating income of your partnership
of more than $10,000 per year, or a decrease in value of an
asset of your partnership, or the incurrence of a liability
with respect to your partnership, in an amount in excess of
$100,000 (a "Material Adverse Effect"), or we shall have
become aware of any facts relating to your partnership, its
indebtedness or its operations which, in our reasonable
judgment, has had or may have a Material Adverse Effect, or
the ability of the general partners to assert full control
over the assets, privileges and immunities of the partnership,
including without limitation the ability of the general
partners to distribute the cash and cash equivalent to the
limited partners; or

o there shall have occurred (i) any general suspension of
trading in, or limitation on prices for, securities on any
national securities exchange or the over-the-counter market in
the United States, (ii) a decline in the closing price of a
share of AIMCO's Class A Common Stock of more than 5.0%
measured from the close on the last trading day preceding the
date of this offer and the close on the last trading day
preceding the expiration of this offer, (iii) any material
adverse change in the financial, real estate or money markets
or major equity security indices in the United States such
that there shall have occurred at least a 25 basis point
increase in LIBOR, or at least a 5.0% decrease in the price of
the 10-year Treasury Bond or the 30-year Treasury Bond, or at
least a 5.0% decrease in

-32-

the S&P 500 Index or the Morgan Stanley REIT Index, in each
case measured between the close on the last trading day
preceding the date of this offer and the close on the last
trading day preceding the expiration of this offer, (iv) any
material adverse change in the commercial mortgage financing
markets, (v) a declaration of a banking moratorium or any
suspension of payments in respect of banks in the United
States (not existing on the date hereof), (vi) a commencement
of a war, conflict, armed hostilities or other national or
international calamity directly or indirectly involving the
United States (not existing on the date hereof), (vii) any
limitation (whether or not mandatory) by any governmental
authority on, or any other event which, in our reasonable
judgment, might affect the extension of credit by banks or
other lending institutions, or (viii) in the case of any of
the foregoing existing at the time of the commencement of the
offer, in our reasonable judgment, a material acceleration or
worsening thereof; or

o there shall have been threatened in writing, instituted or
pending any action, proceeding, application or counterclaim by
any Federal, state, local or foreign government, governmental
authority or governmental agency, or by any other person,
before any governmental authority, court or regulatory or
administrative agency, authority or tribunal, which (i)
challenges or seeks to challenge our purchase of the units,
restrains, prohibits or delays the making or consummation of
our offer, prohibits the performance of any of the contracts
or other arrangements entered into by us (or any affiliates of
ours), or seeks to obtain any material amount of damages as a
result of the transactions contemplated by our offer, (ii)
seeks to make the purchase of, or payment for, some or all of
the units pursuant to our offer illegal or results in a delay
in our ability to accept for payment or pay for some or all of
the units, (iii) seeks to prohibit or limit the ownership or
operation by us or any of our affiliates of the entity serving
as general partner of your partnership or to remove such
entity as general partner of your partnership, or seeks to
impose any material limitation on our ability or the ability
of any affiliate of ours to conduct your partnership's
business or own such assets, (iv) seeks to impose material
limitations on our ability to acquire or hold or to exercise
full rights of ownership of the units including, but not
limited to, the right to vote the units purchased by us on all
matters properly presented to the limited partners, or (v)
might result, in our reasonable judgment, in a Material
Adverse Effect; or

o there shall be any action taken, or any statute, rule,
regulation, order or injunction shall be sought, proposed,
enacted, promulgated, entered, enforced or deemed applicable
to our offer, your partnership, any general partner of your
partnership, us or any affiliate of ours or your partnership,
or any other action shall have been taken, proposed or
threatened, by any government, governmental authority or
court, that, in our reasonable judgment, might, directly or
indirectly, result in any of the consequences referred to in
clauses (i) through (v) of the immediately preceding
paragraph; or

o your partnership shall have, due to events beyond our direct
or indirect control, (i) changed, or authorized a change of,
the units or your partnership's capitalization, (ii) issued,
distributed, sold or pledged, or authorized, proposed or
announced the issuance, distribution, sale or pledge of (A)
any equity interests (including, without limitation, units),
or securities convertible into any such equity interests or
any rights, warrants or options to acquire any such equity
interests or convertible securities, or (B) any other
securities in respect of, in lieu of, or in substitution for
units outstanding on the date hereof, (iii) purchased or
otherwise acquired, or proposed or offered to purchase or
otherwise acquire, any outstanding units or other securities,
(iv) declared or paid any dividend or distribution on any
units or issued, authorized, recommended or proposed the
issuance of any other distribution in respect of the units,
whether payable in cash, securities or other property, (v)
authorized, recommended, proposed or announced an agreement,
or intention to enter into an agreement, with respect to any
merger, consolidation, liquidation or business combination,
any acquisition or disposition of a material amount of assets
or securities, or any release or relinquishment of any
material contract rights, or any comparable event, not in the
ordinary course of business, (vi) taken any action to
implement such a transaction previously authorized,
recommended, proposed or publicly announced, (vii) issued, or
announced its intention to issue, any debt securities, or
securities convertible into, or rights, warrants or options to
acquire, any debt securities, or incurred, or announced its
intention to incur, any debt other than in the ordinary course
of business and consistent with past practice, (viii)
authorized, recommended or proposed, or entered into, any

-33-

transaction which, in our reasonable judgment, has or could
have an adverse affect on the value of your partnership or the
units, (ix) proposed, adopted or authorized any amendment of
its organizational documents, (x) agreed in writing or
otherwise to take any of the foregoing actions or (xi) been
notified that any debt of your partnership or any of its
subsidiaries secured by any of its or their assets is in
default or has been accelerated; or

o a new tender or exchange offer for any units shall have been
commenced or publicly proposed to be made by another person or
"group" (as defined in Section 13(d)(3) of the Exchange Act),
or the consideration offered in any tender offer or exchange
offer for any units so commenced or publicly proposed is
increased, or it shall have been publicly disclosed or we
shall have otherwise learned that (i) any person or group
shall have acquired or proposed or be attempting to acquire
beneficial ownership of more than five percent of the units,
or shall have been granted any option, warrant or right,
conditional or otherwise, to acquire beneficial ownership of
more than five percent of the units, other than acquisitions
for bona fide arbitrage purposes, or (ii) any person or group
shall have entered into a definitive agreement or an agreement
in principle or made a proposal with respect to a merger,
consolidation or other business combination with or involving
your partnership; or

o the offer to purchase may have an adverse effect on AIMCO's
status as a REIT; or

o there would be 320 or fewer unitholders outstanding as a
result of the consummation of the offer.

The foregoing conditions are for our sole benefit and may be asserted
by us regardless of the circumstances giving rise to such conditions or may be
waived by us in whole or in part in our reasonable discretion. We will not
assert any of the conditions to the offer (other than those relating to
necessary governmental approvals) subsequent to the expiration of the offer, and
we will not delay payment subsequent to the expiration of the offer other than
in anticipation of receiving necessary government approvals. The failure by us
at any time to exercise any of the foregoing rights shall not be deemed a waiver
of any such right, the waiver of any such right with respect to any particular
facts or circumstances shall not be deemed a waiver with respect to any other
facts or circumstances and each right shall be deemed a continuing right which
may be asserted at any time permitted by the securities laws. If we waive or
amend any condition with respect to the tender of any unit, we will waive or
amend such condition as to the tenders of all units. We will not waive or amend
a material condition to the offer on the expiration date. If we waive or amend
any material conditions to our offer, we will notify you and, if necessary, we
will extend the offer period so that you will have at least five business days
from the date of our notice to withdraw your units. In interpreting these
conditions, we shall at all times comply with our obligations under the
securities laws, and where a condition is subject to our discretion or judgment,
we shall act as a reasonably prudent investor would act. If there is any
question as to whether a condition is satisfied or waived, then we will exercise
due care to ensure that the unitholders receive prompt notice of the failure of
any condition.

18. CERTAIN LEGAL MATTERS.

GENERAL. Except as set forth in this Section 18, we are not, based on
information provided by your general partner (which is our subsidiary), aware of
any licenses or regulatory permits that would be material to the business of
your partnership, taken as a whole, and that might be adversely affected by our
acquisition of units as contemplated herein, or any filings, approvals or other
actions by or with any domestic or foreign governmental authority or
administrative or regulatory agency that would be required prior to the
acquisition of units by us pursuant to the offer, other than the filing of a
Tender Offer Statement on Schedule TO with the SEC (which has already been
filed) and any required amendments thereto. While there is no present intent to
delay the purchase of units tendered pursuant to the offer pending receipt of
any such additional approval or the taking of any such action, there can be no
assurance that any such additional approval or action, if needed, would be
obtained without substantial conditions or that adverse consequences might not
result to your partnership or its business, or that certain parts of its
business might not have to be disposed of or other substantial conditions
complied with in order to obtain such approval or action, any of which could
cause us to elect to terminate the offer without purchasing units thereunder.
Our obligation to purchase and pay for units is subject to certain conditions,
including conditions related to the legal matters discussed in this Section 18.

-34-

ANTITRUST. We are of the opinion that the Hart-Scott-Rodino Antitrust
Improvements Act of 1976, as amended, is not applicable to the acquisition of
units contemplated by our offer.

MARGIN REQUIREMENTS. The units are not "margin securities" under the
regulations of the Board of Governors of the Federal Reserve System and,
accordingly, those regulations generally are not applicable to our offer.

STATE LAWS. We are not aware of any jurisdiction in which the making of
our offer is not in compliance with applicable law. If we become aware of any
jurisdiction in which the making of the offer would not be in compliance with
applicable law, we will make a good faith effort to comply with any such law.
If, after such good faith effort, we cannot comply with any such law, the offer
will not be made to (nor will tenders be accepted from or on behalf of) limited
partners residing in such jurisdiction. In those jurisdictions with securities
or blue sky laws that require the offer to be made by a licensed broker or
dealer, the offer shall be made on behalf of us, if at all, only by one or more
registered brokers or dealers licensed under the laws of that jurisdiction.

19. FEES AND EXPENSES.

You will not pay any partnership transfer fees if you tender your
units. Except as set forth herein, we will not pay any fees or commissions to
any broker, dealer or other person for soliciting tenders of units pursuant to
the offer. We have retained The Altman Group, Inc. to act as Information Agent
in connection with our offer. The Information Agent may contact holders of units
by mail, e-mail, telephone, telex, telegraph and personal interview and may
request brokers, dealers and other nominee limited partners to forward materials
relating to the offer to beneficial owners of the units. We will pay the
Information Agent reasonable and customary compensation for its services in
connection with the offer, plus reimbursement for out-of-pocket expenses, and
will indemnify it against certain liabilities and expenses in connection
therewith, including liabilities under the Federal securities laws. We will also
pay all costs and expenses of printing and mailing the offer and any related
legal fees and expenses.

----------

NO PERSON HAS BEEN AUTHORIZED TO GIVE ANY INFORMATION OR TO MAKE ANY
REPRESENTATION ON BEHALF OF US NOT CONTAINED HEREIN, IN THE ACKNOWLEDGMENT AND
AGREEMENT OR THE LETTER OF TRANSMITTAL ATTACHED AS ANNEX II AND, IF GIVEN OR
MADE, SUCH INFORMATION OR REPRESENTATION MUST NOT BE RELIED UPON AS HAVING BEEN
AUTHORIZED.

We have filed with the SEC a Tender Offer Statement on Schedule TO,
pursuant to Section 14(d)(1) and Rule 14d-3 under the Exchange Act, furnishing
certain additional information with respect to our offer, and may file
amendments thereto. Your partnership has filed with the SEC a
Solicitation/Recommendation Statement on Schedule 14D-9 pursuant to Section
14(d)(4) and Rule 14d-9 under the Exchange Act, furnishing certain additional
information about your partnership's and the general partner's position
concerning our offer, and your partnership may file amendments thereto. The
Schedules TO and 14D-9 and any amendments to either Schedule, including
exhibits, may be inspected and copies may be obtained at the same place and in
the same manner as described in "The Offer-Section 13. Certain Information
concerning your Partnership--Additional Information concerning your
Partnership."

-35-

The acknowledgment and agreement and any other required documents
should be sent or delivered by each limited partner or such limited partner's
broker, dealer, bank, trust company or other nominee to the Information Agent at
one of its addresses set forth below.

THE INFORMATION AGENT FOR THE OFFER IS:

THE ALTMAN GROUP, INC.

By Mail, Overnight Courier or Hand Delivery:
1275 Valley Brook Avenue
Lyndhurst, New Jersey 07071

By Facsimile:
(201) 460-0050

For information please call:
(800) 217-9608

-36-

ANNEX I
OFFICERS AND DIRECTORS

The names and positions of the executive officers of Apartment
Investment and Management Company ("AIMCO"); AIMCO-GP, Inc. ("AIMCO-GP"); and
the general partner of your partnership, are set forth below. The directors of
AIMCO are also set forth below. The two directors of AIMCO-GP are Terry
Considine and Peter Kompaniez. The two directors of the general partner of your
partnership are Martha L. Long and Ronald D. Monson. The executive officers of
the general partner of your partnership are Martha L. Long, Ronald D. Monson,
and Paul J. McAuliffe. Unless otherwise indicated, the business address of each
executive officer and director is 4582 South Ulster Street Parkway, Suite 1100,
Denver, Colorado 80237. Each executive officer and director is a citizen of the
United States of America. All titles refer to titles with AIMCO and AIMCO-GP,
except as otherwise indicated.

<Table>
<Caption>
NAME POSITION
---- --------

Terry Considine................................ Chairman of the Board of Directors and Chief Executive
Officer

Peter K. Kompaniez............................. Vice Chairman, President* and Director

Jeffrey Adler.................................. Executive Vice President - Property Operations

Harry G. Alcock................................ Executive Vice President and Chief Investment Officer

Miles Cortez................................... Executive Vice President, General Counsel and Secretary

Joseph DeTuno.................................. Executive Vice President - Redevelopment

Randall J. Fein................................ Executive Vice President - Student Housing

Patti K. Fielding.............................. Executive Vice President

Lance J. Graber................................ Executive Vice President - Acquisitions

Martha L. Long................................. Senior Vice President

Paul J. McAuliffe.............................. Executive Vice President and Chief Financial Officer

Ron Monson..................................... Executive Vice President and Head of Property Operations

Jim Purvis..................................... Executive Vice President - Human Resources

David Robertson................................ Executive Vice President - President & Chief Financial
Officer of AIMCO Capital

James N. Bailey................................ Director

Richard S. Ellwood............................. Director

J. Landis Martin............................... Director

Thomas L. Rhodes............................... Director
</Table>

* Mr. Kompaniez is relinquishing his title of President effective April 1,
2004. Pending appointment of a chief operating officer, Mr. Considine will
serve as President, in addition to his continued duties as Chairman of the
Board of Directors and Chief Executive Officer.

Annex I - Page 1

<Table>
<Caption>
NAME PRINCIPAL OCCUPATIONS FOR THE LAST FIVE YEARS
---- ---------------------------------------------

Terry Considine..................... Mr. Considine has been Chairman and Chief Executive Officer of AIMCO
and AIMCO-GP since July 1994. Mr. Considine serves as Chairman of
the Board of Directors of American Land Lease, Inc. (formerly Asset
Investors Corporation and Commercial Asset Investors, Inc.), another
public real estate investment trust. Mr. Considine has been and
remains involved as a principal in a variety of other business
activities.

Peter K. Kompaniez.................. Mr. Kompaniez has been Vice Chairman and a director of AIMCO since
July 1994 and was appointed President in July 1997. Mr. Kompaniez
has also served as Chief Operating Officer of NHP Incorporated,
which was acquired by AIMCO in December 1997. From 1986 to 1993, he
served as President and Chief Executive Officer of Heron Financial
Corporation ("HFC"), a United States holding company for Heron
International, N.V.'s real estate and related assets. While at HFC,
Mr. Kompaniez administered the acquisition, development and
disposition of approximately 8,150 apartment units (including 6,217
units that have been acquired by AIMCO) and 3.1 million square feet
of commercial real estate.

Jeffrey Adler......................... Mr. Adler was appointed Executive Vice President, Conventional
Property Operations in January 2003. Previously he served as Senior
Vice President of Risk Management of AIMCO from January 2002 until
November 2002, when he added the responsibility of Senior Vice
President, Marketing. Prior to joining AIMCO, Mr. Adler was Vice
President, Property/Casualty for Channelpoint, a software company
from 2000 to 2002. From 1990 to 2000 Mr. Adler held several
positions at Progressive Insurance including Colorado General
Manager from 1996 to 2000, Product Manager for Progressive Insurance
Mountain Division from 1992 to 1996, and Director of Corporate
Marketing from 1990 to1992. Mr. Adler received a B.A. from Yale
University and a MBA from the Wharton School of the University of
Pennsylvania.

Harry G. Alcock..................... Mr. Alcock served as a Vice President of AIMCO from July 1996 to
October 1997, when he was promoted to Senior Vice President -
Acquisitions. Mr. Alcock served as Senior Vice
President-Acquisitions until October 1999, when he was promoted to
Executive Vice President and Chief Investment Officer. Mr. Alcock
has held responsibility for AIMCO's acquisition and financing
activities since July 1994. From June 1992 until July 1994, Mr.
Alcock served as Senior Financial Analyst for PDI and HFC. From
1988 to 1992, Mr. Alcock worked for Larwin Development Corp., a Los
Angeles-based real estate developer, with responsibility for raising
debt and joint venture equity to fund land acquisition and
development. From 1987 to 1988, Mr. Alcock worked for Ford
Aerospace Corp. He received his B.S. from San Jose State
University.
</Table>

Annex I - Page 2

<Table>
<Caption>
NAME PRINCIPAL OCCUPATIONS FOR THE LAST FIVE YEARS
---- ---------------------------------------------

Miles Cortez........................ Mr. Cortez was appointed Executive Vice President, General Counsel
and Secretary in August 2001. Since December 1997, Mr. Cortez has
been a founding partner and the senior partner of the law firm of
Cortez Macaulay Bernhardt & Schuetze LLC. From August 1993 to
November 1997, Mr. Cortez was a partner in the law firm of McKenna &
Cuneo, LLP. Mr. Cortez was the President of the Denver Bar
Association from 1982-1983; was Chairman of the Ethics Committee of
the Colorado Bar Association from 1977-1978, was President of the
Colorado Bar Association from 1996-1997, and was a member of the
American Bar Association House of Delegates from 1990-1995. Mr.
Cortez is a Life Fellow of the Colorado Bar Foundation and American
Bar Foundation. Mr. Cortez has been listed in the national
publication "The Best Lawyers in America" for business litigation
for the past ten years.

Joseph DeTuno....................... Mr. DeTuno was appointed Executive Vice President-Redevelopment of
AIMCO in February 2001. Mr. DeTuno has been Senior Vice
President-Property Redevelopment of AIMCO since August 1997. Mr.
DeTuno was previously President and founder of JD Associates, his
own full service real estate consulting, advisory and project
management company that he founded in 1990.

Randall J. Fein..................... Mr. Fein was appointed Executive Vice President in October 2003. He
is responsible for Student Housing. Prior to joining AIMCO, Mr.
Fein was president of the general partner of Texas First L.P. and
Income Apartment Investors L.P. Mr. Fein is a 1977 graduate of the
University of Texas at Austin. He also received a J.D. from the
University of Texas at Austin in 1980.

Patti K. Fielding................... Ms. Fielding was appointed Executive Vice President in February
2003. She is responsible for securities and debt financing and the
treasury department. From January 2000 to February 2003, Ms.
Fielding served as Senior Vice President - Securities and Debt. Ms.
Fielding joined the Company in February 1997 and served as Vice
President-Tenders, Securities and Debt until January 2002. Prior to
joining the Company, Ms. Fielding was a Vice President with Hanover
Capital Partners from 1996 to 1997, Vice Chairman, Senior Vice
President and Principal of CapSource Funding Corp from 1993 to 1995,
and Group Vice President with Duff & Phelps Rating Co. from 1987 to
1993.

Lance Graber........................ Mr. Graber was appointed Executive Vice President - Acquisitions in
October 1999. His principal business function is acquisitions.
Prior to joining AIMCO, Mr. Graber was an Associate from 1991
through 1992 and then a Vice President from 1992 through 1994 at
Credit Suisse First Boston engaged in real estate financial advisory
services and principal investing. He was a Director there from 1994
to May 1999, during which time he supervised a staff of seven in the
making of principal investments in hotel, multi-family and assisted
living properties. Mr. Graber received a B.S. and an M.B.A. from
the Wharton School of the University of Pennsylvania.
</Table>

Annex I - Page 3

<Table>
<Caption>
NAME PRINCIPAL OCCUPATIONS FOR THE LAST FIVE YEARS
---- ---------------------------------------------

Martha L. Long...................... Ms. Long has been with AIMCO since October, 1998 and served in
various capacities. From 1998 to 2001, she served as Senior Vice
President and Controller. During 2002 and 2003, she served as Senior
Vice President of Continuous Improvement. Most recently, she has
been named Chief Executive Officer of the general partner of AIMCO's
affiliated partnerships.

Paul J. McAuliffe................... Mr. McAuliffe has been Executive Vice President of AIMCO since
February 1999 and was appointed Chief Financial Officer in October
1999. Prior to joining AIMCO, Mr. McAuliffe was Senior Managing
Director of Secured Capital Corporation and prior to that time had
been a Managing Director of Smith Barney, Inc. from 1993 to 1996,
where he was a key member of the underwriting team that led AIMCO's
initial public offering in 1994. Mr. McAuliffe was also a Managing
Director and head of the real estate group at CS First Boston from
1990 to 1993 and he was a Principal in the real estate group at
Morgan Stanley & Co., Inc. from 1983 to 1990. Mr. McAuliffe
received a B.A. from Columbia College and an MBA from University of
Virginia, Darden School.

Ron Monson.......................... Mr. Monson was appointed Executive Vice President and Head of
Property Operations of AIMCO on February 6, 2001. Mr. Monson has
been with AIMCO since 1997 and was promoted to Divisional Vice
President in 1998. Prior to joining AIMCO, Mr. Monson worked for 13
years in operations management positions in the lawn care and
landscaping industries, principally with True Green/Chemlawn. Mr.
Monson received a Bachelor of Science from the University of
Minnesota and a Masters in Business Administration from Georgia
State University.

Jim Purvis.......................... Mr. Purvis was appointed Executive Vice President in February 2003.
He is responsible for AIMCO's Human Resources and People
Initiatives. Mr. Purvis has over 20 years of executive strategic
human resources experience. Prior to joining AIMCO, he was Vice
President, HR at SomaLogic, a privately funded biotechnology
company. He was a principal in O3C Global Organization Solutions,
and has held executive human resources and operations management
positions in ALCOA (Aluminum Company of America), Texas Air/ Eastern
Airlines, Starwood/Westin Hotels and Resorts, and
Tele-Communications (TCI) Technology, Inc. Mr. Purvis holds a BA
in communications and modern languages from the University of Notre
Dame.

David Robertson..................... Mr. Robertson was appointed Executive Vice President - Affordable
Properties in February 2002. He is responsible for affordable
property operations, refinancing and other value creation within the
Company's affordable portfolio. Prior to joining the Company, Mr.
Robertson was a member of the investment-banking group at Smith
Barney from 1991 to 1996, where he was responsible for real estate
investment banking transactions in the western United States, and
was part of the Smith Barney team that managed AIMCO's initial
public offering in 1994. Since February 1996, Mr. Robertson has
been Chairman and Chief Executive Officer of Robeks Corporation, a
privately held chain of specialty food stores.
</Table>

Annex I - Page 4

<Table>
<Caption>
NAME PRINCIPAL OCCUPATIONS FOR THE LAST FIVE YEARS
---- ---------------------------------------------

James N. Bailey..................... Mr. Bailey was appointed a Director of AIMCO in June 2000. In 1973,
Cambridge Associates, Inc. Mr. Bailey co-founded Cambridge Associates, Inc., which is an
1 Winthrop Square, investment consulting firm for non-profit institutions and wealthy
Suite 500 family groups. He is also Co-Founder, Treasurer and Director of The
Boston, MA 02110 Plymouth Rock Company, Direct Response Corporation and Homeowners'
Direct Corporation, each of which is a United States personal lines
insurance company. He received his M.B.A. and J.D. degrees in 1973
from Harvard Business School and Harvard Law School.

Richard S. Ellwood.................. Mr. Ellwood was appointed a Director of AIMCO in July 1994 and is
12 Auldwood Lane currently Chairman of the Audit Committee and a member of the
Rumson, NJ 07660 Compensation Committee. Mr. Ellwood is the founder and President of
R.S. Ellwood & Co., Incorporated, a real estate investment banking
firm. Prior to forming R.S. Ellwood & Co., Incorporated in 1987,
Mr. Ellwood had 31 years experience on Wall Street as an investment
banker, serving as: Managing Director and senior banker at Merrill
Lynch Capital Markets from 1984 to 1987; Managing Director at
Warburg Paribas Becker from 1978 to 1984; general partner and then
Senior Vice President and a director at White, Weld & Co. from 1968
to 1978; and in various capacities at J.P. Morgan & Co. from 1955 to
1968. Mr. Ellwood currently serves as a director of Felcor Lodging
Trust, Incorporated and Florida East Coast Industries, Inc.

J. Landis Martin.................... Mr. Martin was appointed a director of AIMCO in July 1994 and became
199 Broadway Chairman of the Compensation Committee on March 19, 1998. Mr.
Suite 4300 Martin is a member of the Audit Committee. Mr. Martin has served as
Denver, CO 80202 President and Chief Executive Officer of NL Industries, Inc., a
manufacturer of titanium dioxide, since 1987. Mr. Martin has served as
Chairman of Tremont Corporation ("Tremont"), a holding company
operating though its affiliates Titanium Metals Corporation ("TIMET")
and NL Industries, Inc. ("NL"), since 1990 and as Chief Executive
Officer and a director of Tremont since 1988. Mr. Martin has served as
Chairman of TIMET, an integrated producer of titanium, since 1987 and
Chief Executive Officer since January 1995. From 1990 until its
acquisition by a predecessor of Halliburton Company ("Halliburton") in
1994, Mr. Martin served as Chairman of the Board and Chief Executive
Officer of Baroid Corporation, an oilfield services company. In
addition to Tremont, NL and TIMET, Mr. Martin is a director of
Halliburton, which is engaged in the petroleum services, hydrocarbon
and engineering industries, and Crown Castle International
Corporation, a communications company.
</Table>

Annex I - Page 5

<Table>
<Caption>
NAME PRINCIPAL OCCUPATIONS FOR THE LAST FIVE YEARS
---- ---------------------------------------------

Thomas L. Rhodes.................... Mr. Rhodes was appointed a Director of AIMCO in July 1994 and is a
215 Lexington Avenue member of the Audit and Compensation Committees. Mr. Rhodes has
4th Floor served as the President and a Director of National Review magazine
New York, NY 10016 since November 1992, where he has also served as a Director since
1998. From 1976 to 1992, he held various positions at Goldman, Sachs &
Co. and was elected a General Partner in 1986 and served as a General
Partner from 1987 until November 1992. He is currently Co-Chairman of
the Board, Co-Chief Executive Officer and a Director of American Land
Lease, Inc. He also serves as a Director of Delphi Financial Group and
its subsidiaries, Delphi International Ltd., Oracle Reinsurance
Company and the Lynde and Harry Bradley Foundation.
</Table>

Annex I - Page 6

ANNEX II

LETTER OF TRANSMITTAL
TO TENDER UNITS OF LIMITED PARTNERSHIP INTEREST IN
DREXEL BURNHAM LAMBERT REAL ESTATE ASSOCIATES II (THE "PARTNERSHIP")
PURSUANT TO AN OFFER TO PURCHASE
DATED MARCH 4, 2004 (THE "OFFER DATE")
BY
AIMCO PROPERTIES, L.P.
- --------------------------------------------------------------------------------
THE OFFER AND WITHDRAWAL RIGHTS WILL
EXPIRE AT MIDNIGHT, NEW YORK CITY TIME,
ON MARCH 31, 2004, UNLESS EXTENDED
(AS EXTENDED FROM TIME TO TIME, THE "EXPIRATION DATE")
- --------------------------------------------------------------------------------
TO PARTICIPATE IN THE OFFER, YOU MUST SEND A DULY COMPLETED AND EXECUTED COPY OF
THE ENCLOSED ACKNOWLEDGMENT AND AGREEMENT AND ANY OTHER DOCUMENTS REQUIRED BY
THIS LETTER OF TRANSMITTAL SO THAT SUCH DOCUMENTS ARE RECEIVED BY THE ALTMAN
GROUP, INC., THE INFORMATION AGENT, ON OR PRIOR TO THE EXPIRATION DATE, UNLESS
EXTENDED. THE METHOD OF DELIVERY OF THIS LETTER OF TRANSMITTAL AND ALL OTHER
REQUIRED DOCUMENTS IS AT YOUR OPTION AND RISK, AND DELIVERY WILL BE DEEMED MADE
ONLY WHEN ACTUALLY RECEIVED BY THE INFORMATION AGENT. IF DELIVERY IS BY MAIL,
REGISTERED MAIL WITH RETURN RECEIPT REQUESTED IS RECOMMENDED. IN ALL CASES,
SUFFICIENT TIME SHOULD BE ALLOWED TO ASSURE TIMELY DELIVERY. DELIVERY OF THE
ACKNOWLEDGMENT AND AGREEMENT OR ANY OTHER REQUIRED DOCUMENTS TO AN ADDRESS OTHER
THAN AS SET FORTH BELOW DOES NOT CONSTITUTE VALID DELIVERY.

--------------------------

IF YOU HAVE THE CERTIFICATE ORIGINALLY ISSUED TO REPRESENT YOUR
INTEREST IN THE PARTNERSHIP, PLEASE SEND IT TO THE INFORMATION
AGENT WITH THE ACKNOWLEDGMENT AND AGREEMENT.

---------------------------

FOR INFORMATION OR ASSISTANCE IN CONNECTION WITH THE OFFER OR THE
COMPLETION OF THE ACKNOWLEDGMENT AND AGREEMENT, PLEASE CONTACT THE INFORMATION
AGENT AT (800) 217-9608 (TOLL FREE).

THE INFORMATION AGENT FOR THE OFFER IS:

THE ALTMAN GROUP, INC.
By Mail, Overnight Courier or Hand Delivery:
1275 Valley Brook Avenue
Lyndhurst, New Jersey 07071

By Facsimile:
(201) 460-0050

For information please call:
(800) 217-9608

NOTE: PLEASE READ THE ACCOMPANYING INSTRUCTIONS CAREFULLY. THE INSTRUCTIONS
ACCOMPANYING THIS LETTER OF TRANSMITTAL SHOULD BE READ CAREFULLY BEFORE THE
ACKNOWLEDGMENT AND AGREEMENT IS COMPLETED.

Annex II - Page 1

Ladies and Gentlemen:

The Signatory (the "Signatory") executing the Acknowledgment and
Agreement relating to the captioned offer (the "Acknowledgment and Agreement"),
which is enclosed, upon the terms and subject to the conditions set forth in the
offer to purchase, hereby and thereby tenders to the Purchaser the units set
forth in the box entitled "Description of Units Tendered" on the Acknowledgment
and Agreement, including all interests represented by such units (collectively,
the "Units"), at the consideration indicated in the offer to purchase as
supplemented or amended. Capitalized terms used herein but not otherwise defined
herein shall have the meanings ascribed thereto in such Acknowledgment and
Agreement.

SUBJECT TO AND EFFECTIVE UPON ACCEPTANCE FOR CONSIDERATION OF ANY OF
THE UNITS TENDERED HEREBY AND THEREBY IN ACCORDANCE WITH THE TERMS OF THE OFFER
TO PURCHASE, THE SIGNATORY HEREBY AND THEREBY IRREVOCABLY SELLS, ASSIGNS,
TRANSFERS, CONVEYS AND DELIVERS TO, OR UPON THE ORDER OF, THE PURCHASER ALL
RIGHT, TITLE AND INTEREST IN AND TO SUCH UNITS TENDERED HEREBY AND THEREBY THAT
ARE ACCEPTED FOR PAYMENT PURSUANT TO THE OFFER TO PURCHASE, INCLUDING, WITHOUT
LIMITATION, (I) ALL OF THE SIGNATORY'S INTEREST IN THE CAPITAL OF THE
PARTNERSHIP, AND THE SIGNATORY'S INTEREST IN ALL PROFITS, LOSSES AND
DISTRIBUTIONS OF ANY KIND TO WHICH THE SIGNATORY SHALL AT ANY TIME BE ENTITLED
IN RESPECT OF HIS OWNERSHIP OF THE UNITS, INCLUDING, WITHOUT LIMITATION,
DISTRIBUTIONS IN THE ORDINARY COURSE, DISTRIBUTIONS FROM SALES OF ASSETS,
DISTRIBUTIONS UPON LIQUIDATION, WINDING-UP, OR DISSOLUTION, PAYMENTS IN
SETTLEMENT OF EXISTING OR FUTURE LITIGATION, DAMAGES PAID IN CONNECTION WITH ANY
EXISTING OR FUTURE LITIGATION AND ALL OTHER DISTRIBUTIONS AND PAYMENTS MADE FROM
AND AFTER THE EXPIRATION DATE, IN RESPECT OF THE UNITS TENDERED BY THE SIGNATORY
AND ACCEPTED FOR PAYMENT AND THEREBY PURCHASED BY THE PURCHASER; (II) ALL OTHER
PAYMENTS, IF ANY, DUE OR TO BECOME DUE TO THE SIGNATORY IN RESPECT OF THE UNITS,
UNDER OR ARISING OUT OF THE AGREEMENT AND CERTIFICATE OF LIMITED PARTNERSHIP OF
THE PARTNERSHIP (THE "PARTNERSHIP AGREEMENT"), OR ANY AGREEMENT PURSUANT TO
WHICH THE UNITS WERE SOLD (THE "PURCHASE AGREEMENT"), WHETHER AS CONTRACTUAL
OBLIGATIONS, DAMAGES, INSURANCE PROCEEDS, CONDEMNATION AWARDS OR OTHERWISE;
(III) ALL OF THE SIGNATORY'S CLAIMS, RIGHTS, POWERS, PRIVILEGES, AUTHORITY,
OPTIONS, SECURITY INTERESTS, LIENS AND REMEDIES, IF ANY, UNDER OR ARISING OUT OF
THE PARTNERSHIP AGREEMENT OR PURCHASE AGREEMENT OR THE SIGNATORY'S OWNERSHIP OF
THE UNITS, INCLUDING, WITHOUT LIMITATION, ANY AND ALL VOTING RIGHTS, RIGHTS OF
FIRST OFFER, FIRST REFUSAL OR SIMILAR RIGHTS, AND RIGHTS TO BE SUBSTITUTED AS A
LIMITED PARTNER OF THE PARTNERSHIP; AND (IV) ALL PAST, PRESENT AND FUTURE
CLAIMS, IF ANY, OF THE SIGNATORY WHETHER ON BEHALF OF THE PARTNERSHIP,
INDIVIDUALLY OR ON BEHALF OF A PUTATIVE CLASS (INCLUDING WITHOUT LIMITATION ANY
CLAIMS AGAINST LIMITED PARTNERS OF THE PARTNERSHIP, THE GENERAL PARTNER(S)
AND/OR ANY AFFILIATES THEREOF) UNDER, ARISING OUT OF OR RELATED TO THE
PARTNERSHIP AGREEMENT, THE PURCHASE AGREEMENT, THE SIGNATORY'S STATUS AS A
LIMITED PARTNER, THE TERMS OR CONDITIONS OF THE OFFER TO PURCHASE, THE
MANAGEMENT OF THE PARTNERSHIP, MONIES LOANED OR ADVANCED, SERVICES RENDERED TO
THE PARTNERSHIP OR ITS PARTNERS, OR ANY OTHER CLAIMS ARISING OUT OF OR RELATED
TO THE SIGNATORY'S OWNERSHIP OF UNITS IN THE PARTNERSHIP.

NOTWITHSTANDING ANY PROVISION IN THE PARTNERSHIP AGREEMENT OR ANY
PURCHASE AGREEMENT TO THE CONTRARY, THE SIGNATORY HEREBY AND THEREBY DIRECTS THE
GENERAL PARTNER OF THE PARTNERSHIP TO MAKE ALL DISTRIBUTIONS AFTER THE PURCHASER
ACCEPTS THE TENDERED UNITS FOR PAYMENT TO THE PURCHASER OR ITS DESIGNEE. Subject
to and effective upon acceptance for payment of any Unit tendered hereby and
thereby, the Signatory hereby requests that the Purchaser be admitted to the
Partnership as a limited partner under the terms of the Partnership Agreement.
Upon request, the Signatory will execute and deliver additional documents deemed
by the Information Agent or the Purchaser to be necessary or desirable to
complete the assignment, transfer and purchase of Units tendered hereby and
thereby and will hold any distributions received from the Partnership after the
Expiration Date in trust for the benefit of the Purchaser and, if necessary,
will promptly forward to the Purchaser any such distributions immediately upon
receipt. The Purchaser reserves the right to transfer or assign, in whole or in
part,

Annex II - Page 2

from time to time, to one or more of its affiliates, the right to purchase Units
tendered pursuant to the offer to purchase, but any such transfer or assignment
will not relieve the Purchaser of its obligations under the offer to purchase or
prejudice the rights of tendering limited partners to receive payment for Units
validly tendered and accepted for payment pursuant to the offer to purchase.

By executing the enclosed Acknowledgment and Agreement, the Signatory
represents that either (i) the Signatory is not a plan subject to Title I of the
Employee Retirement Income Security Act of 1974, as amended ("ERISA"), or
Section 4975 of the Internal Revenue Code of 1986, as amended (the "Code"), or
an entity deemed to hold "plan assets" within the meaning of 29 C.F.R. Section
2510.3-101 of any such plan, or (ii) the tender and acceptance of Units pursuant
to the offer to purchase will not result in a nonexempt prohibited transaction
under Section 406 of ERISA or Section 4975 of the Code.

The Signatory recognizes that under certain circumstances set forth in
the offer to purchase, the Purchaser may not be required to accept for
consideration any or all of the Units tendered hereby. In such event, the
Signatory understands that any Acknowledgment and Agreement for Units not
accepted for payment may be returned to the Signatory or destroyed by the
Purchaser (or its agent). THIS TENDER IS IRREVOCABLE, EXCEPT THAT UNITS TENDERED
PURSUANT TO THE OFFER TO PURCHASE MAY BE WITHDRAWN AT ANY TIME PRIOR TO THE
EXPIRATION DATE OR ON OR AFTER APRIL 30, 2004 IF UNITS VALIDLY TENDERED HAVE NOT
BEEN ACCEPTED FOR PAYMENT.

THE SIGNATORY HAS BEEN ADVISED THAT THE PURCHASER IS AN AFFILIATE OF
THE GENERAL PARTNER OF THE PARTNERSHIP AND THE GENERAL PARTNER DOES NOT MAKE ANY
RECOMMENDATION AS TO WHETHER TO TENDER OR REFRAIN FROM TENDERING UNITS IN THE
OFFER TO PURCHASE. THE SIGNATORY HAS MADE HIS OR HER OWN DECISION TO TENDER
UNITS. THE SIGNATORY ALSO REPRESENTS AND WARRANTS THAT HE OR SHE WAS ADVISED TO
CONSULT AN ATTORNEY WITH RESPECT TO HIS OR HER DECISION WHETHER TO TENDER
HIS/HER INTEREST(S).

The Signatory hereby and thereby represents and warrants for the
benefit of the Partnership and the Purchaser that the Signatory owns the Units
tendered hereby and thereby and has full power and authority and has taken all
necessary action to validly tender, sell, assign, transfer, convey and deliver
the Units tendered hereby and thereby and that when the same are accepted for
payment by the Purchaser, the Purchaser will acquire good, marketable and
unencumbered title thereto, free and clear of all liens, restrictions, charges,
encumbrances, conditional sales agreements or other obligations relating to the
sale or transfer thereof, and such Units will not be subject to any adverse
claims and that the transfer and assignment contemplated herein and therein are
in compliance with all applicable laws and regulations.

All authority herein or therein conferred or agreed to be conferred
shall survive the death or incapacity of the Signatory, and any obligations of
the Signatory shall be binding upon the heirs, personal representatives,
trustees in bankruptcy, legal representatives, and successors and assigns of the
Signatory.

The Signatory represents and warrants that, to the extent a certificate
evidencing the Units tendered hereby and thereby (the "original certificate") is
not delivered by the Signatory together with the Acknowledgment and Agreement,
(i) the Signatory represents and warrants to the Purchaser that the Signatory
has not sold, transferred, conveyed, assigned, pledged, deposited or otherwise
disposed of any portion of the Units, (ii) the Signatory has caused a diligent
search of its records to be taken and has been unable to locate the original
certificate, (iii) if the Signatory shall find or recover the original
certificate evidencing the Units, the Signatory will immediately and without
consideration surrender it to the Purchaser; and (iv) the Signatory shall at all
times indemnify, defend, and save harmless the Purchaser and the Partnership,
its successors, and its assigns from and against any and all claims, actions,
and suits, whether groundless or otherwise, and from and against any and all
liabilities, losses, damages, judgments, costs, charges, counsel fees, and other
expenses of every nature and character by reason of honoring or refusing to
honor the original certificate when presented by or on behalf of a holder in due
course of a holder appearing to or believed by the Partnership to be such, or by
issuance or delivery of a replacement certificate, or the making of any payment,
delivery, or credit in respect of the original certificate without surrender
thereof, or in respect of the replacement certificate.

Annex II - Page 3

INSTRUCTIONS FOR COMPLETING THE ACKNOWLEDGMENT AND AGREEMENT

1. REQUIREMENTS OF TENDER. To be effective, a duly completed and signed
Acknowledgment and Agreement (or facsimile thereof) and any other required
documents must be received by the Information Agent at one of its addresses (or
its facsimile number) set forth herein before midnight, New York Time, on the
Expiration Date, unless extended. To ensure receipt of the Acknowledgment and
Agreement and any other required documents, it is suggested that you use
overnight courier delivery or, if the Acknowledgment and Agreement and any other
required documents are to be delivered by United States mail, that you use
certified or registered mail, return receipt requested.

Our records indicate that you own the number of Units set forth in Box 2
entitled "Description of Units Tendered" on the Acknowledgment and Agreement
under the column entitled "Total Number of Units Owned (#)." If you would like
to tender only a portion of your Units, please so indicate in the space provided
in the box.

THE METHOD OF DELIVERY OF THE ACKNOWLEDGMENT AND AGREEMENT AND ALL OTHER
REQUIRED DOCUMENTS IS AT THE OPTION AND RISK OF THE TENDERING LIMITED PARTNER
AND DELIVERY WILL BE DEEMED MADE ONLY WHEN ACTUALLY RECEIVED BY THE INFORMATION
AGENT. IN ALL CASES, SUFFICIENT TIME SHOULD BE ALLOWED TO ASSURE TIMELY
DELIVERY.

2. SIGNATURE REQUIREMENTS.

INDIVIDUAL AND JOINT OWNERS -- After carefully reading the Letter of Transmittal
and completing the Acknowledgment and Agreement, to tender Units, limited
partners must sign at the "X" in the Signature Box (Box 1) of the Acknowledgment
and Agreement. The signature(s) must correspond exactly with the names printed
(or corrected) on the front of the Acknowledgment and Agreement. NO SIGNATURE
GUARANTEE ON THE ACKNOWLEDGMENT AND AGREEMENT IS REQUIRED IF THE ACKNOWLEDGMENT
AND AGREEMENT IS SIGNED BY THE LIMITED PARTNER (OR BENEFICIAL OWNER IN THE CASE
OF AN IRA). If any tendered Units are registered in the names of two or more
joint owners, all such owners must sign the Acknowledgment and Agreement.

IRAS/ELIGIBLE INSTITUTIONS -- For Units held in an IRA account, the beneficial
owner should sign in the Signature Box and no signature guarantee is required.
Similarly, no signature guarantee is required if Units are tendered for the
account of a bank, broker, dealer, credit union, savings association, or other
entity which is a member in good standing of the Securities Agents Medallion
Program or a bank, broker, dealer, credit union, savings association, or other
entity which is an "eligible guarantor institution" as the term is defined in
Rule 17Ad-15 under the Securities Exchange Act of 1934 (each an "Eligible
Institution").

TRUSTEES, CORPORATIONS, PARTNERSHIP AND FIDUCIARIES -- Trustees, executors,
administrators, guardians, attorneys-in-fact, officers of a corporation,
authorized partners of a partnership or other persons acting in a fiduciary or
representative capacity must sign at the "X" in the Signature Box and have their
signatures guaranteed by an Eligible Institution by completing the signature
guarantee set forth in Box 3 in the Acknowledgment and Agreement. If the
Acknowledgment and Agreement is signed by trustees, administrators, guardians,
attorneys-in-fact, officers of a corporation, authorized partners of a
partnership or others acting in a fiduciary or representative capacity, such
persons should, in addition to having their signatures guaranteed, indicate
their title in the Signature Box and must submit proper evidence satisfactory to
the Purchaser of their authority to so act (see Instruction 3 below).

3. DOCUMENTATION REQUIREMENTS. In addition to the information required to be
completed on the Acknowledgment and Agreement, additional documentation may be
required by the Purchaser under certain circumstances including, but not limited
to, those listed below. Questions on documentation should be directed to the
Information Agent at its telephone number set forth herein.

-1-

DECEASED OWNER (JOINT TENANT) -- Copy of death certificate.

DECEASED OWNER (OTHERS) -- Copy of death certificate (see
also Executor/Administrator/
Guardian below).

EXECUTOR/ADMINISTRATOR/GUARDIAN -- Copy of court appointment
documents for executor or
administrator; and
(a) a copy of applicable
provisions of the will
(title page, executor(s)'
powers, asset
distribution); or
(b) estate distribution
documents.

ATTORNEY-IN-FACT -- Current power of attorney.

CORPORATION/PARTNERSHIP -- Corporate resolution(s) or
other evidence of authority to
act. Partnerships should
furnish a copy of the
partnership agreement.

TRUST/PENSION PLANS -- Unless the trustee(s) are named
in the registration, a copy of
the cover page of the trust or
pension plan, along with a copy
of the section(s) setting
forth names and powers of
trustee(s) and any amendments
to such sections or appointment
of successor trustee(s).

4. TAX CERTIFICATIONS. The limited partner(s) tendering Units to the Purchaser
pursuant to the Offer must furnish the Purchaser with the limited partner(s)'
taxpayer identification number ("TIN") and certify as true, under penalties of
perjury, the representations in Box 6 and Box 7 of the Acknowledgment and
Agreement. By signing the Signature Box, the limited partner(s) certifies that
the TIN as printed (or corrected) on Acknowledgment and Agreement in the box
entitled "Description of Units Tendered" and the representations made in Box 6
and Box 7 of the Acknowledgment and Agreement are correct. See attached
Guidelines for Certification of Taxpayer Identification Number on Substitute
Form W-9 for guidance in determining the proper TIN to give the Purchaser.

U.S. PERSONS. A limited partner that is a U.S. citizen or a resident alien
individual, a domestic corporation, a domestic partnership, a domestic trust or
a domestic estate (collectively, "U.S. Persons"), as those terms are defined in
the Code, should follow the instructions below with respect to certifying Box 6
and Box 7 of the Acknowledgment and Agreement.

BOX 6 - SUBSTITUTE FORM W-9.

Part (i), Taxpayer Identification Number -- Tendering limited partners must
certify to the Purchaser that the TIN as printed (or corrected) on the
Acknowledgment and Agreement in the box entitled "Description of Units Tendered"
is correct. If a correct TIN is not provided, penalties may be imposed by the
Internal Revenue Service (the "IRS"), in addition to the limited partner being
subject to backup withholding.

Part (ii), Backup Withholding -- In order to avoid 28% Federal income tax backup
withholding, the tendering limited partner must certify, under penalty of
perjury, that such limited partner is not subject to backup withholding. Certain
limited partners (including, among others, all corporations and certain exempt
non-profit organizations) are not subject to backup withholding. Backup
withholding is not an additional tax. If withholding results in an overpayment
of taxes, a refund may be obtained from the IRS.

When determining the TIN to be furnished, please refer to the following as a
guide:

Individual accounts - should reflect owner's TIN.
Joint accounts - should reflect the TIN of the owner whose name appears first.
Trust accounts - should reflect the TIN assigned to the trust.

-2-

IRA custodial accounts - should reflect the TIN of the custodian (not necessary
to provide).
Custodial accounts for the benefit of minors - should reflect the TIN of the
minor.
Corporations, partnership or other business entities - should reflect the TIN
assigned to that entity.

By signing the Signature Box, the limited partner(s) certifies that the TIN as
printed (or corrected) on the front of the Acknowledgment and Agreement is
correct.

BOX 7 - FIRPTA AFFIDAVIT -- Section 1445 of the Code requires that each limited
partner transferring interests in a partnership with real estate assets meeting
certain criteria certify under penalty of perjury the representations made in
Box 7, or be subject to withholding of tax equal to 10% of the consideration for
interests purchased. Tax withheld under Section 1445 of the Code is not an
additional tax. If withholding results in an overpayment of tax, a refund may be
claimed from the IRS.

FOREIGN PERSONS -- In order for a tendering limited partner who is a Foreign
Person (i.e., not a U.S. Person, as defined above) to qualify as exempt from 28%
backup withholding, such foreign limited partner must submit a statement, signed
under penalties of perjury, attesting to that individual's exempt status. Forms
for such statements can be obtained from the Information Agent.

5. VALIDITY OF ACKNOWLEDGMENT AND AGREEMENT. All questions as to the validity,
form, eligibility (including time of receipt) and acceptance of an
Acknowledgment and Agreement and other required documents will be determined by
the Purchaser and such determination will be final and binding. The Purchaser's
interpretation of the terms and conditions of the Offer (including these
Instructions for the Acknowledgment and Agreement) will be final and binding.
The Purchaser will have the right to waive any irregularities or conditions as
to the manner of tendering. Any irregularities in connection with tenders,
unless waived, must be cured within such time as the Purchaser shall determine.
The Acknowledgment and Agreement will not be valid until any irregularities have
been cured or waived. Neither the Purchaser nor the Information Agent are under
any duty to give notification of defects in an Acknowledgment and Agreement and
will incur no liability for failure to give such notification.

6. ASSIGNEE STATUS. Assignees must provide documentation to the Information
Agent which demonstrates, to the satisfaction of the Purchaser, such person's
status as an assignee.

7. TRANSFER TAXES. The amount of any transfer taxes (whether imposed on the
registered holder or such person) payable on account of the transfer to such
person will be deducted from the consideration unless satisfactory evidence of
the payment of such taxes or exemption therefrom is submitted.

8. SPECIAL PAYMENT AND DELIVERY INSTRUCTIONS. If consideration is to be issued
in the name of a person other than the person signing the Signature Box of the
Acknowledgment and Agreement or if consideration is to be sent to someone other
than such signer or to an address other than that set forth on the
Acknowledgment and Agreement in the box entitled "Description of Units
Tendered," the appropriate boxes on the Acknowledgment and Agreement must be
completed.

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GUIDELINES FOR CERTIFICATION OF TAXPAYER IDENTIFICATION

NUMBER ON SUBSTITUTE FORM W-9

GUIDELINES FOR DETERMINING THE PROPER IDENTIFICATION NUMBER TO GIVE THE
PAYER - - Social Security numbers have nine digits separated by two hyphens:
i.e., 000-00-0000. Employer identification numbers have nine digits separated by
only one hyphen: i.e., 00-0000000. The table below will help determine the
number to give the payer.

<Table>
<Caption>
FOR THIS TYPE OF ACCOUNT: GIVE THE TAXPAYER IDENTIFICATION
NUMBER OF - -
- --------------------------------------------------------------- -------------------------------------------------------------

1. An individual account The individual

2. Two or more individuals (joint account) The actual owner of the account or, if combined
Funds, the first individual on the account

3. Husband and wife (joint account) The actual owner of the account or, if joint funds,
Either person

4. Custodian account of a minor (Uniform Gift to Minors Act) The minor (2)

5. Adult and minor (joint account) The adult or, if the minor is the only contributor,
the minor (1)

6. Account in the name of guardian or committee for a The ward, minor or incompetent person (3)
designated ward, minor or incompetent person (3)

7. a. The usual revocable savings trust account (grantor The grantor trustee (1)
is also trustee)

b. So-called trust account that is not a legal or valid The actual owner (1)
trust under state law

8. Sole proprietorship account The owner (4)

9. A valid trust, estate or pension trust The legal entity (Do not furnish the identifying number
of the personal representative or trustee unless the
legal entity itself is not designated in the account
title.) (5)

10. Corporate account The corporation

11. Religious, charitable, or educational organization The organization
account

12. Partnership account held in the name of the business The partnership

13. Association, club, or other tax-exempt organization The organization

14. A broker or registered nominee The broker or nominee

15. Account with the Department of Agriculture in the name The public entity
of a public entity (such as a State or local government,
school district, or prison) that receives agricultural
program payments
</Table>

(1) List first and circle the name of the person whose number you furnish.

(2) Circle the minor's name and furnish the minor's social security number.

(3) Circle the ward's or incompetent person's name and furnish such
person's social security number or employer identification number.

(4) Show your individual name. You may also enter your business name. You
may use your social security number or employer identification number.

(5) List first and circle the name of the legal trust, estate, or pension
trust.

NOTE: If no name is circled when there is more than one name, the number will
be considered to be that of the first name listed.

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GUIDELINES FOR CERTIFICATION OF TAXPAYER IDENTIFICATION NUMBER ON SUBSTITUTE
FORM W-9

OBTAINING A NUMBER -- If you do not have a taxpayer identification
number or you do not know your number, obtain Form SS-5, Application for a
Social Security Number Card (for individuals), or Form SS-4, Application for
Employer Identification Number (for businesses and all other entities), at the
local office of the Social Security Administration or the Internal Revenue
Service and apply for a number.

PAYEES EXEMPT FROM BACKUP WITHHOLDING

Payees specifically exempted from backup withholding on ALL payments
include the following:

- A corporation.

- A financial institution.

- An organization exempt from tax under section 501(a) of the Internal
Revenue Code of 1986, as amended (the "Code"), or an individual
retirement plan.

- The United States or any agency or instrumentality thereof.

- A State, the District of Columbia, a possession of the United
States, or any subdivision or instrumentality thereof.

- A foreign government, a political subdivision of a foreign
government, or any agency or instrumentality thereof.

- An international organization or any agency or instrumentality
thereof.

- A registered dealer in securities or commodities registered in the
U.S. or a possession of the U.S.

- A real estate investment trust.

- A common trust fund operated by a bank under section 584(a) of the
Code.

- An exempt charitable remainder trust, or a non-exempt trust
described in section 4947 (a)(1).

- An entity registered at all times under the Investment Company Act
of 1940.

- A foreign central bank of issue.

- A futures commission merchant registered with the Commodity Futures
Trading Commission.

Payments of dividends and patronage dividends not generally subject to
backup withholding include the following:

- Payments to nonresident aliens subject to withholding under section
1441 of the Code.

- Payments to Partnerships not engaged in a trade or business in the
U.S. and which have at least one nonresident partner.

- Payments of patronage dividends where the amount received is not
paid in money.

- Payments made by certain foreign organizations.

- Payments made to an appropriate nominee.

- Section 404(k) payments made by an ESOP.

Payments of interest not generally subject to backup withholding
include the following:

- Payments of interest on obligations issued by individuals. NOTE: You
may be subject to backup withholding if this interest is $600 or
more and is paid in the course of the payer's trade or business and
you have not provided your correct taxpayer identification number to
the payer.

- Payments of tax exempt interest (including exempt interest dividends
under section 852 of the Code).

- Payments described in section 6049(b)(5) of the Code to nonresident
aliens.

- Payments on tax-free covenant bonds under section 1451 of the Code.

- Payments made by certain foreign organizations.

- Payments of mortgage interest to you.

- Payments made to an appropriate nominee.

Exempt payees described above should file a substitute Form W-9 to
avoid possible erroneous backup withholding. FILE THIS FORM WITH THE PAYER.
FURNISH YOUR TAXPAYER IDENTIFICATION NUMBER, WRITE "EXEMPT" ON THE FACE OF THE
FORM, AND RETURN IT TO THE PAYER. IF THE PAYMENTS ARE INTEREST, DIVIDENDS, OR
PATRONAGE DIVIDENDS, ALSO SIGN AND DATE THE FORM. IF YOU ARE A NONRESIDENT ALIEN
OR A FOREIGN ENTITY NOT SUBJECT TO BACKUP WITHHOLDING, FILE WITH PAYER A
COMPLETED INTERNAL REVENUE FORM W-8 (CERTIFICATE OF FOREIGN STATUS).

Certain payments other than interest, dividends, and patronage
dividends, that are not subject to information reporting are also not subject to
backup withholding. For details, see the regulations under sections 6041,
6041A(A), 6045, and 6050A of the Code.

PRIVACY ACT NOTICE - - Section 6109 of the Code requires most
recipients of dividend, interest, or other payments to give correct taxpayer
identification numbers to payers who must report the payments to the IRS. The
IRS uses the numbers for identification purposes. Payers must be given the
numbers whether or not recipients are required to file a tax return. Payers must
generally withhold 30% of taxable interest, dividend, and certain other payments
to a payee who does not furnish a correct taxpayer identification number to a
payer. Certain penalties may also apply.

PENALTIES

(1) PENALTY FOR FAILURE TO FURNISH TAXPAYER IDENTIFICATION NUMBER - -
If you fail to furnish your correct taxpayer identification number to a payer,
you are subject to a penalty of $50 for each such failure unless your failure is
due to reasonable cause and not to willful neglect.

(2) CIVIL PENALTY FOR FALSE INFORMATION WITH RESPECT TO WITHHOLDING - -
If you make a false statement with no reasonable basis that results in no
imposition of backup withholding, you are subject to a penalty of $500.

(3) CRIMINAL PENALTY FOR FALSIFYING INFORMATION - - Willfully
falsifying certifications or affirmations may subject you to criminal penalties
including fines and/or imprisonment.

FOR ADDITIONAL INFORMATION CONTACT YOUR TAX CONSULTANT OR THE INTERNAL
REVENUE SERVICE.

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The Acknowledgment and Agreement and any other documents required by
the Letter of Transmittal should be sent or delivered by each limited partner or
such limited partner's broker, dealer, bank, trust company or other nominee to
the Information Agent at one of its addresses set forth below.

THE INFORMATION AGENT FOR THE OFFER IS:

THE ALTMAN GROUP, INC.

By Mail, Overnight Courier or Hand Delivery:
1275 Valley Brook Avenue
Lyndhurst, New Jersey 07071

By Facsimile:
(201) 460-0050

For information please call:
(800) 217-9608

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