ASSIGNMENT OF
                        SERVICE CONTRACTS


           Towle Real Estate, as Receiver ("Assignor"), in
consideration of Ten Dollars ($10.00) and other good and valuable
consideration in hand paid, receipt whereof is hereby acknowledged,
by Angeles Partners 16, a California limited partnership, with an
address of One Insignia Financial Plaza, P.O. Box 1089, Greenville,
South Carolina  29602 ("Assignee") hereby assigns unto Assignee its
successors and assigns:

          All of Assignor's right, title and interest in and to all
those certain service contracts and all renewals, modifications and
amendments thereof, more particularly described as set forth in
Exhibit B hereto annexed (collectively, the "Service Contracts"),
which Service Contracts concern the maintenance and/or operation of
the parcel of land, together with the buildings and improvements
erected thereon, situate, lying and being in the City of St. Paul,
Ramsey County, Minnesota, commonly known as bounded and described
as more particularly set forth in Exhibit A annexed hereto and made
a part hereof (collectively, the "Premises"), subject to the
covenants, conditions and provisions also mentioned in each of the
said Service Contracts.

     IN WITNESS WHEREOF, this Assignment Service Contracts has been
duly signed and sealed by the parties hereto as of the 12th day of
June, 1995.


                              ASSIGNOR:
                              
                              TOWLE REAL ESTATE, as Receiver
                              
                              
                              
                              By: /s/ Pat Skinner____________
                                  Its: Property Manager______
                              
                              
                              ASSIGNEE:
                              
                              ANGELES PARTNERS 16,
                              a California limited partnership
                              
                              By:  Angeles Realty Corporation II,
                                   a California corporation,
                                   General Partner
                              


                              
                              By: /s/ Pat Skinner
                                  Its: Property Manager



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                         EXHIBIT A

                       Property Description


          Lot 1, Block 1, KOSY'S CORNERS, according to
          the recorded plat thereof, subject to and
          together with easement contained in access and
          mutual driveway easement agreement filed
          January 17, 1986, as Document No. 2297822 in
          the office of the County Recorder, in and for
                    Ramsey County, Minnesota.
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                            EXHIBIT B

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