GRAND COURT LIFESTYLES INC
S-1/A, 1996-07-05
NURSING & PERSONAL CARE FACILITIES
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         AS FILED WITH THE SECURITIES AND EXCHANGE COMMISSION ON JULY 5, 1996
                                                     REGISTRATION NO. 333-05955
         
     ===========================================================================
                          SECURITIES AND EXCHANGE COMMISSION
                                WASHINGTON, D.C. 20549
                               ------------------------
        
                                   AMENDMENT NO. 1
                                          TO
         
                                       FORM S-1
                                REGISTRATION STATEMENT
                                        UNDER
                              THE SECURITIES ACT OF 1933
                               ------------------------
                             GRAND COURT LIFESTYLES, INC.
                (EXACT NAME OF REGISTRANT AS SPECIFIED IN ITS CHARTER)

           DELAWARE                      8059                    22-3423087
           --------                      ----                    ----------
        (State or other            (Primary standard          (I.R.S. employer
        jurisdiction of        industrial classification       identification
       incorporation or              code number)                  number)
         organization)
                               ------------------------
                                2650 N. Military Trail
                                      Suite 350
                              Boca Raton, Florida 33431
        
                                    (561) 997-0323
         
                 (Address, including zip code, and telephone number,
                         including area code, of registrant's
                             principal executive offices)
                               ------------------------
                    John W. Luciani, III, Executive Vice President
                             Grand Court Lifestyles, Inc.
                                2650 N. Military Trail
                                      Suite 350
                              Boca Raton, Florida 33431
        
                                    (561) 997-0323
         
                  (Name, address, including zip code, and telephone
                  number, including area code, of agent for service)
                               ------------------------
                                      Copies to:
                              Steven L. Wasserman, Esq.
                                  Reid & Priest LLP
                                 40 West 57th Street
                              New York, New York  10019
                                    (212) 603-2000

          Approximate date of commencement of proposed distribution to the
     public: As promptly as practicable after the effective date of this
     registration statement.
          If any of the securities being registered on this Form are to be
     offered on a delayed or continuous basis pursuant to Rule 415 under the
     Securities Act of 1933, check the following box: [ ]
          If this Form is filed to register additional securities for an
     offering pursuant to Rule 462(b) under the Securities Act of 1933, please
     check the following box and list the Securities Act registration statement
     number of the earlier effective registration statement for the same
     offering: [ ]  ____________
          If this Form is a post-effective amendment filed pursuant to
     Rule 462(c) under the Securities Act of 1933, check the following box and
     list the Securities Act registration statement number of the earlier
     effective registration statement for the same offering:   [ ] ____________
          If delivery of the prospectus is expected to be made pursuant to Rule
     434, please check the following box: [ ]

                                   _______________

        
         

     THE REGISTRANT HEREBY AMENDS THIS REGISTRATION STATEMENT ON SUCH DATE OR
     DATES AS MAY BE NECESSARY TO DELAY ITS EFFECTIVE DATE UNTIL THE REGISTRANT
     SHALL FILE A FURTHER AMENDMENT WHICH SPECIFICALLY STATES THAT THIS
     REGISTRATION STATEMENT SHALL THEREAFTER BECOME EFFECTIVE IN ACCORDANCE WITH
     SECTION 8(A) OF THE SECURITIES ACT OF 1933 OR UNTIL THE REGISTRATION
     STATEMENT SHALL BECOME EFFECTIVE ON SUCH DATE AS THE COMMISSION, ACTING
     PURSUANT TO SAID SECTION 8(A), MAY DETERMINE.
     ===========================================================================

     <PAGE>

                             GRAND COURT LIFESTYLES, INC.

                                Registration Statement
                                     on Form S-1
                                Cross Reference Sheet
                 Furnished Pursuant to Item 501(b) of Regulation S-K



     Form S-1 Item Number and Caption        Location in Prospectus
     --------------------------------        ----------------------

     1.   Forepart of the Registration
            Statement and Outside Front
            Cover Page of Prospectus .       Outside Front Cover Page

     2.   Inside Front and Outside Back
          Cover Pages of Prospectus  .       Inside Front Cover Page; Outside
                                             Back Cover Page

     3.   Summary Information, Risk
            Factors and Ratio of Earnings
            to Fixed Charges . . . . .       Prospectus Summary; Summary
                                             Consolidated Financial Data; Risk
                                             Factors

     4.   Use of Proceeds  . . . . . .       Use of Proceeds

     5.   Determination of
            Offering Price . . . . . .       Plan of Distribution

     6.   Dilution . . . . . . . . . .       Dilution

     7.   Selling Security Holders . .       Principal and Selling Stockholders

     8.   Plan of Distribution . . . .       Outside Front Cover Page; Plan of
                                             Distribution

     9.   Description of Securities to
            be Registered  . . . . . .       Outside Front Cover Page;
                                             Prospectus Summary; Description of
                                             Capital Stock

     10.  Interests of Named Experts and
            Counsel  . . . . . . . . .       Legal Matters; Experts

        
     11.  Information with Respect to
          Registrant . . . . . . . . .       Outside Front Cover Page;
                                             Prospectus Summary; Risk Factors;
                                             Use of Proceeds; Dividend Policy;
                                             Capitalization; Selected
                                             Consolidated Financial Data;
                                             Management's Discussion and
                                             Analysis of Financial Condition and
                                             Results of Operations; Business;
                                             Management; Principal and Selling
                                             Stockholders; Description of
                                             Capital Stock; Consolidated
                                             Financial Statements
         

     12.  Disclosures of Commission
          Position on Indemnification for
          Securities Act Liabilities .       Not Applicable

     <PAGE>

        
                      SUBJECT TO COMPLETION, DATED JULY 5, 1996
         

     PROSPECTUS
                                   2,777,778 SHARES

                             GRAND COURT LIFESTYLES, INC.

                                     COMMON STOCK

          Grand Court Lifestyles, Inc. (the "Company") is offering, on a "best-
     efforts" basis, a maximum of 2,777,778 shares (the "Maximum Offering") and
     a minimum of 1,388,889 shares (the "Minimum Offering") of its Common Stock,
     $.01 par value ("Common Stock") at $18.00 per share.  Of the maximum number
     of shares of Common Stock being offered hereby, 2,500,000 shares are being
     offered by the Company and 277,778 shares are being offered by certain
     stockholders (the "Selling Stockholders").  The number of shares to be sold
     by the Selling Stockholders will equal 10% of the aggregate number of
     shares to be sold in this offering.  See "Principal and Selling
     Stockholders."

        
          Prior to this offering, there has been no public market for the
     Company's Common Stock.  The offering price for the Common Stock has been
     determined arbitrarily by the Company.  See "Plan of Distribution."  The
     Company intends to apply for listing of the Common Stock on the NASDAQ
     National Market.
         

        
          AN INVESTMENT IN THE COMMON STOCK INVOLVES SUBSTANTIAL RISKS.  SEE
            "RISK FACTORS" BEGINNING ON PAGE 7 FOR A DISCUSSION OF CERTAIN
             MATTERS THAT SHOULD BE CONSIDERED BY PROSPECTIVE INVESTORS.
         

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

       THESE SECURITIES HAVE NOT BEEN APPROVED OR DISAPPROVED BY THE SECURITIES
          AND EXCHANGE COMMISSION OR ANY STATE SECURITIES COMMISSION NOR HAS
            THE SECURITIES AND EXCHANGE COMMISSION OR ANY STATE SECURITIES
               COMMISSION PASSED UPON THE ACCURACY OR ADEQUACY OF THIS
                   PROSPECTUS.  ANY REPRESENTATION TO THE CONTRARY
                                IS A CRIMINAL OFFENSE.

        
                THE ATTORNEY GENERAL OF THE STATE OF NEW YORK HAS NOT
                  PASSED ON OR ENDORSED THE MERITS OF THIS OFFERING.
                          ANY REPRESENTATION TO THE CONTRARY
                                     IS UNLAWFUL.
          
     ==========================================================================
                                                                   PROCEEDS TO
                                                                     SELLING
                       PRICE TO    COMMISSIONS(1)   PROCEEDS TO      STOCK-
                        PUBLIC          (2)         COMPANY(2)     HOLDERS(2)
      -------------------------------------------------------------------------
      Per Share . .     $18.00         $1.08          $16.92         $16.92
      -------------------------------------------------------------------------
      Total Minimum
      (3) . . . . .  $25,000,002   $1,500,000.12    $21,150,000   $2,350,001.28
      -------------------------------------------------------------------------
      Total 
      Maximum . . .  $50,000,004   $3,000,000.24    $42,300,000   $4,700,003.76
      =========================================================================

     (1)  The shares of Common Stock offered hereby will be offered through
          brokers and dealers who are members of the National Association of
          Securities Dealers, Inc., as sales agents, at a commission of up to 6%
          of the price at which shares are sold to the public.  Brokers and
          dealers also will be paid due diligence fees and non-accountable
          expense allowances, in the aggregate, of up to 1% of the offering
          price at which shares are sold to the public.  The Company also
          intends to offer shares of the Common Stock directly through the
          efforts of its officers and directors.  No commissions will be paid by
          the Company with respect to shares of Common Stock which it sells to
          investors through such efforts.  See "Plan of Distribution."
     (2)  Assuming that a commission is paid with respect to all shares of
          Common Stock offered hereby at a rate of 6%, but before deducting
          expenses (which include (i) up to 1% of the gross proceeds of the
          offering which is payable to participating brokers and dealers as due
          diligence fees and non-accountable expense allowances and (ii) up to
          1% of the gross proceeds of the offering payable as wholesalers or
          finders fees), estimated at $1,860,000 if the Total Minimum is sold
          and $2,360,000 if the Total Maximum is sold.  All other expenses of
          the Offering will be paid by the Company, except that the Selling
          Stockholders will pay commissions, due diligence fees and non-
          accountable expense allowances and wholesalers or finders fees with
          respect to shares sold by them.
        
     (3)  Until at least 1,388,889 shares of Common Stock are sold, the proceeds
          of the offering will be held in escrow by First Union National Bank. 
          If at least 1,388,889 shares of Common Stock are not sold within 60
          days from the date of this Prospectus (subject to an extension of up
          to 60 days at the sole discretion of the Company), such proceeds will
          be returned to subscribers, without interest or deductions.
         
                             ---------------------------

          The shares of Common Stock are offered subject to prior sale, when, as
     and if delivered and accepted by the Company and subject to certain other
     conditions.  The Company reserves the right to withdraw, cancel or modify
     said offer and to reject orders in whole or in part.
                             ---------------------------

     INFORMATION CONTAINED HEREIN IS SUBJECT TO COMPLETION OR AMENDMENT.  A
     REGISTRATION STATEMENT RELATING TO THESE SECURITIES HAS BEEN FILED WITH THE
     SECURITIES AND EXCHANGE COMMISSION.  THESE SECURITIES MAY NOT BE SOLD NOR
     MAY OFFERS TO BUY BE ACCEPTED PRIOR TO THE TIME THE REGISTRATION STATEMENT
     BECOMES EFFECTIVE.  THIS PROSPECTUS SHALL NOT CONSTITUTE AN OFFER TO SELL
     OR THE SOLICITATION OF AN OFFER TO BUY NOR SHALL THERE BE ANY SALE OF THESE
     SECURITIES IN ANY STATE IN WHICH SUCH OFFER, SOLICITATION OR SALE WOULD BE
     UNLAWFUL PRIOR TO REGISTRATION OR QUALIFICATION UNDER THE SECURITIES LAWS
     OF ANY STATE.

     <PAGE>

                                  PROSPECTUS SUMMARY

          The following summary is qualified in its entirety by the more
     detailed information and the consolidated financial statements, including
     the notes thereto, appearing elsewhere in this Prospectus.  Unless the
     context otherwise requires, (i) all references herein to the "Company"
     include the Company, its subsidiaries and its predecessors taken as a
     whole, and (ii) all references herein to a "fiscal" year refer to the
     fiscal year beginning on February 1 of that year (for example, "fiscal
     1995" refers to the fiscal year beginning on February 1, 1995).  All share
     and per share data has been restated to give effect to a 1084.1-for-1 stock
     split which will occur upon the closing of the Offering.  This Prospectus
     contains certain forward-looking statements which involve certain risks and
     uncertainties.  The Company's actual results could differ materially from
     the results anticipated in these forward-looking statements as a result of
     the factors set forth under "Risk Factors" and elsewhere in this
     Prospectus.

                                     THE COMPANY

          Grand Court Lifestyles, Inc. (the "Company") is one of the largest
     operators of adult living communities in the United States, operating
     communities offering both independent- and assisted-living services.  The
     Company currently operates 30 adult living communities containing 4,350
     apartment units in 11 states in the Sun Belt and the Midwest.  The Company,
     a fully integrated provider of adult living accommodations and services,
     acquires, finances, develops and manages adult living communities.  The
     Company's operating objective is to provide high-quality, personalized
     living services to senior residents, primarily persons over the age of 75.

          The long-term care industry encompasses a broad range of services and
     accommodations that are provided primarily to seniors.  Services are
     provided in a variety of settings ranging from home health care to adult
     living communities to nursing homes.  Services offered in adult-living
     communities include independent-living services and assisted-living
     services.  Residents who choose independent-living services typically
     desire to be free from the burdens and expense of home ownership, food
     shopping and meal preparation while having access to basic services in a
     non-institutional community atmosphere.  Independent-living services
     generally consist of hotel-type amenities, including three restaurant-style
     meals per day, social and recreational activities, housekeeping and laundry
     services, transportation to shopping and medical appointments, 24-hour
     security and emergency assistance systems.  For residents who desire
     additional services, assisted-living programs provide more extensive
     support services, including assistance with "activities of daily living",
     including eating, bathing, dressing, personal hygiene, ambulating, health
     monitoring and medication management.

          Current demographic trends suggest that demand for both independent-
     living and assisted-living services will continue to grow.  According to
     U.S. Bureau of Census data, the Company's target market, people over age
     75, is one of the fastest growing segments of the U.S. population and is
     projected to increase by more than 32% to 17.1 million between 1990 and
     2000.  While the population of seniors grows, other demographic trends
     suggest that an increasing number of them will choose adult living
     communities as their residences.  The median net worth of householders over
     age 75 has increased to over $75,000.  At the same time, the number of
     seniors living alone has increased, while women who have been the
     traditional care-givers are more likely to be working and unable to provide
     care in the home.  Many seniors find that adult living communities provide
     them with a number of services and features that increasingly they are
     unable to provide for themselves at home, including security, nutritious
     meals and companionship.

        
          Senior management formed the first predecessor of the Company over 25
     years ago and, in the aggregate, have over 80 years of experience in the
     acquisition, financing, development, and management of residential real
     property.  Prior to 1986, the Company acquired, developed, arranged for the
     sale of interests in partnerships owning, and in most cases managed, multi-
     family properties containing approximately 20,000 apartment units,
     primarily in the Sun Belt and the Midwest.  Beginning in 1986, the Company
     has focused exclusively on adult living communities.  The Company currently
     operates one of the largest portfolios of adult living communities in the
     United States and has become an experienced provider of both independent-
     and assisted-living services.  The Company operates 30 adult living
     communities containing 4,350 apartment units.  The Company also operates
     one nursing home.  The Company believes that its experience in the
     acquisition, development and management of adult living communities
     positions it to take advantage of social and economic trends that are
     projected to increase demand for adult living services.
         

          The Company has financed the acquisition and development of the 30
     adult living communities that it operates by utilizing mortgage financing
     and by arranging for the sale of limited partnership interests in 34
     limited partnerships ("Investing Partnerships) formed to acquire interests
     in the 29 other partnerships that own adult living communities ("Owning
     Partnerships").  The Company is the general partner of all but one of the
     Owning Partnerships and manages all of the adult living communities in its
     portfolio.  The Company is also the general partner of 22 of the 34
     Investing Partnerships.  As a result of its financing acquisitions by
     arranging for the sale of partnership interests, the Company retains a
     participation in the cash flow, sale proceeds and refinancing proceeds of
     the properties after certain priority payments to the limited partners. 
     The Company intends to continue to finance its future acquisitions of
     existing adult living communities by utilizing mortgage financing and by
     arranging for the sale of partnership interests.  The Company has derived,
     and it expects to continue to derive, a substantial portion of its revenues
     from sales of partnership interests in partnerships it organizes to finance
     the acquisition of existing adult living centers.  The Company plans to
     continue to acquire existing adult living communities, and currently plans
     to acquire between four to eight existing communities over the next two
     years.  In addition, the Company has agreed to acquire two adult living
     communities from existing Owning Partnerships, and may engage in other
     similar transactions.  The Company intends to finance these acquisitions
     through mortgage financing and the sale of limited partnership interests in
     new Investing Partnerships which will own interests in new Owning
     Partnerships.  The Company is, and will continue to be, the managing
     general partner of the new Owning Partnerships that own communities
     acquired in this manner.  

          The Company has instituted a development plan pursuant to which it
     currently intends to construct between 18 and 24 adult living communities
     during the next two years containing between 2,268 and 3,458 apartment
     units.  The Company plans to own or operate pursuant to long-term leases or
     similar arrangements the adult living communities that will be developed
     under the plan.  In order to finance the development and construction of
     such communities, the Company has obtained a letter of intent from Fleet
     Bank to provide up to $40 million for financing the construction of new
     adult living communities and the acquisition of existing communities and
     has obtained a letter of intent from Capstone Capital Corporation
     ("Capstone") to provide up to $39 million for development of up to four
     adult living communities that will be operated by the Company pursuant to
     long-term leases with Capstone.  The Company's development plan
     contemplates its first new communities being built in Texas, where, as of
     June 12, 1996, it owned one site and held options to acquire seven
     additional sites.  The Company generally plans to concentrate on developing
     projects in only a limited number of states at any given time.  The Company
     believes that this focus will allow it to realize certain efficiencies in
     the development and management of communities.  

          The Company's development plan is based upon a "prototype" adult
     living community that it has designed.  The prototype incorporates
     attributes of the various facilities managed by the Company, which it
     believes appeal to the elderly.  The prototype has been designed to be
     built in two sizes: one containing 126 apartment units and the other 142
     apartment units.  In all other respects, the two sizes of the prototype are
     virtually identical and both will be located on sites of up to seven acres.
     The Company believes that its development prototype is larger than most
     assisted-living facilities, which typically range from 40 to 80 units.  The
     Company believes that the greater number of units will allow the Company to
     achieve economies of scale in operations, resulting in lower operating
     costs per unit, without sacrificing quality of service.  Each community
     will offer residents a choice between independent-living and assisted-
     living services.  As a result, the market for each facility will be broader
     than for facilities that offer only either independent-living or assisted-
     living services.  Due to licensing requirements and the expense and
     difficulty of converting existing independent-living units to assisted-
     living units, independent-living and assisted-living units generally are
     not interchangeable.  However, the Company's prototype is designed to
     allow, at any time, for conversion of units, at minimum expense, for use as
     either independent-living or assisted-living units.  Each community
     therefore may adjust its mix of independent-living and assisted-living
     units as the market or existing residents demand.   The Company believes
     that part of the appeal of this type of community is that residents will be
     able to "age in place" with the knowledge that they need not move to
     another facility if they require assistance with "activities of daily
     living."  The Company believes that the ability to retain residents by
     offering them higher levels of services will result in stable occupancy
     with enhanced revenue streams.  The Company believes that the common areas
     and amenities offered by its prototype represent the state of the art for
     independent-living facilities and are superior to those offered by smaller
     independent-living facilities or by most assisted-living facilities.  The
     Company believes that this will make its prototype adult living communities
     attractive to both independent-living residents who foresee their future
     need for assisted-living services and residents who initially seek
     assisted-living services.

          The Company believes that management and marketing are critical to the
     success of an adult living community.  In order to attain high occupancy
     rates at newly developed properties, the Company plans to continue its
     marketing program which has resulted in an average occupancy rate at May
     31, 1996 at its existing adult living communities of approximately 93%.  In
     addition, the Company plans to use the common facility design of its
     prototype and its "The Grand Court" trademarked name to promote recognition
     of its properties nationally.  The Company focuses exclusively on "Private-
     pay" residents who pay for housing or related services out of their own
     funds, rather than relying on the few states that have enacted legislation
     which enables assisted-living facilities to receive Medicaid funding
     similar to funding generally provided to skilled nursing facilities.  The
     Company believes this "Private-pay" focus will allow the Company to
     increase rental revenues as demographic pressure increases demand for adult
     living facilities and to avoid potential financial difficulties it might
     encounter if it were dependent on Medicaid or other reimbursement programs
     that may be scaled back as a result of health care reform, budget deficit
     reduction or other pending or future state or Federal government
     initiatives.

        
          Grand Court Lifestyles, Inc. is a Delaware corporation formed in 1996
     to consolidate substantially all of the assets of its predecessors, J&B
     Management Company, Leisure Centers, Inc., and their affiliates.  Unless
     the context otherwise indicates, all references to the Company include
     Grand Court Lifestyles Inc., its subsidiaries and predecessors.  The
     Company's principal executive offices are located at 2650 N. Military
     Trail, Suite 350, Boca Raton, Florida 33431 and its telephone number is
     (561) 997-0323.
         


                                     THE OFFERING

     Common Stock to be sold by
       the Company
       Minimum offering  . . . . . . . . . .        1,250,000 shares
       Maximum offering  . . . . . . . . . .        2,500,000 shares

     Common Stock to be sold by
       Selling Stockholders
       Minimum offering  . . . . . . . . . .        138,889 shares(1)
       Maximum offering  . . . . . . . . . .        277,778 shares(1)

     Common Stock outstanding before
       this offering . . . . . . . . . . . .        10,000,000 shares

     Total Common Stock to be outstanding
       after this offering assuming the
       minimum number of shares of
       Common Stock are sold(2)  . . . . . .        11,250,000 shares

     Total Common Stock to be outstanding
       after this offering assuming the
       maximum number of shares of
       Common Stock are sold(2)  . . . . . .        12,500,000 shares

     Use of proceeds . . . . . . . . . . . .        The net proceeds of the
                                                    Offering to be received by
                                                    the Company will be used
                                                    (i) to fund a portion of
                                                    the costs of developing
                                                    adult living communities
                                                    and (ii) for working
                                                    capital.  See "Use of
                                                    Proceeds."

     (1)  The number of shares to be sold by the Selling Stockholders will equal
          10% of the aggregate number of shares to be sold in this offering.

     (2)  Excludes 1,250,000 shares reserved for issuance pursuant to the
          Company's stock option plans.  As of the date hereof, there were not
          any options granted under the Company's stock option plans.  See
          "Management - Stock Plans".

                         SUMMARY CONSOLIDATED FINANCIAL DATA

                 (in thousands, except per share data and other data)

        
          The summary consolidated financial data have been taken or derived
     from, and should be read in conjunction with, the Company's consolidated
     financial statements and the related notes thereto, and the capitalization
     data included elsewhere in this Prospectus.  The results of operations for
     an interim period have been prepared on the same basis as the year end
     financial statements and, in the opinion of management, contain all
     adjustments, consisting of only normally recurring adjustments, necessary
     for a fair presentation of the results of operations for such period.  The
     results of operations for an interim period may not give a true indication
     of results for the full year.  See "Capitalization" and "Management's
     Discussion and Analysis of Financial Condition and Results of Operations."
         

        
                                           YEARS ENDED JANUARY 31,
                                           -----------------------
                                1992        1993      1994     1995      1996
                                ----        ----      ----     ----      ----
     STATEMENT OF OPERATIONS
       DATA:

     Revenues:
       Sales . . . . . . . .   $23,088    $24,654  $29,461   $29,000   $41,407
       Deferred profit
         earned  . . . . . .       253        792    6,668     3,518     9,140
       Interest income . . .    25,584     13,209   13,315     9,503    12,689
       Property management
         fees and                  449        584    4,079     4,278     5,075
         other income  . . .    ------     ------   ------    ------    ------
                                49,374     39,239   53,523    46,299    68,311
                                ------     ------   ------    ------    ------
     Costs and expenses:
       Cost of sales . . . .    15,983     14,685   26,548    21,249    27,112
       Selling . . . . . . .     6,256      7,027    6,706     6,002     7,664
       Interest  . . . . . .    14,021     11,874   10,991    13,610    15,808
       General and
         administrative  . .     5,836      5,617    5,226     6,450     7,871
       Officers'
         Compensation(1) . .     1,200      1,200    1,200     1,200     1,200
       Depreciation and            412        975    1,433     2,290     2,620
         amortization  . . .    ------     ------   ------    ------    ------
                                43,708     41,378   52,104    50,801    62,275
                                ------     ------   ------    ------    ------

     Income (loss) before
       provision for income
       taxes . . . . . . . .     5,666     (2,139)   1,419    (4,502)    6,036
     Provision for income            -          -        -         -         -
       taxes . . . . . . . .    ------     ------   ------    ------    ------
     Net income (loss)           5,666     (2,139)   1,419    (4,502)    6,036
     Pro-forma income taxes  
       (benefit)(2)  . . . .     2,266       (856)     568    (1,801)    2,414
                                ------     ------   ------    ------    ------

     Pro-forma net income   
       (loss)(2) . . . . . .    $3,400    $(1,283) $   851   $(2,701)   $3,622
                                ======     ======   ======    ======    ======
     Pro-forma earnings
       (loss) per           
       common share(2) . . .    $  .34    $  (.13) $   .09   $  (.27)   $  .36
                                ======     ======   ======    ======    ======
     Weighted average common
       shares used . . . . .    10,000     10,000   10,000    10,000    10,000
                                ======     ======   ======    ======    ======
     OTHER DATA:
       Adult living
         communities
         operated (end of
         period) . . . . . .         8         14       18        25        28
                                ======     ======   ======    ======    ======
       Number of units (end 
         of period)  . . . .     1,503      2,336    2,834     3,683     4,164
                                ======     ======   ======    ======    ======
       Average occupancy    
         percentage  . . . .     82.1%      90.6%    90.4%     89.3%     94.4%
                                ======     ======   ======    ======    ======
         

        
                                         THREE MONTHS ENDED
                                             APRIL 30,
                                         -----------------
                                        1995            1996
                                        ----            ----
     STATEMENT OF OPERATIONS
       DATA:

     Revenues:
       Sales . . . . . . . . . .         $ 5,847        $10,776
       Deferred profit
         earned  . . . . . . . .           2,285              0
       Interest income . . . . .           4,111          5,948
       Property management
         fees and                          1,035            165
         other income  . . . . .         -------        -------
                                          13,278         16,889
                                         -------        -------
     Costs and expenses:
       Cost of sales . . . . . .           4,058          4,985
       Selling . . . . . . . . .           1,392          1,797
       Interest  . . . . . . . .           4,402          4,028
       General and
         administrative  . . . .           1,435          1,891
       Officers'
         Compensation(1) . . . .             300            300
       Depreciation and                      
         amortization  . . . . .             563            935
                                         -------        -------
                                          12,150         13,936
                                         -------        -------

     Income (loss) before
       provision for income
       taxes . . . . . . . . . .           1,128          2,953
     Provision for income          
       taxes . . . . . . . . . .               -            394
                                         -------        -------
     Net income (loss) . . . . .           1,128          2,559   
                                         
     Pro-forma income taxes     
       (benefit)(2)  . . . . . .             451            787
                                         -------        -------
     Pro-forma net income
       (loss)(2) . . . . . . . .         $   677        $ 1,772
                                         =======        =======
     Pro-forma earnings
       (loss) per                    
       common share(2)                   $   .07        $   .18
                                         =======        =======
     Weighted average common   
       shares used . . . . . . .          10,000         10,000
                                         =======        =======

     OTHER DATA:
       Adult living
         communities
         operated (end of    
         period) . . . . . . . .              26             30
                                         =======        =======
       Number of units (end
         of period)  . . . . . .           3,797          4,350
                                         =======        =======
       Average occupancy       
         percentage  . . . . . .            91.1%          94.7%
                                         =======        =======
         

     
                                             AS OF JANUARY 31,
                                             -----------------
                              1992       1993      1994       1995       1996
                              ----       ----      ----       ----       ----
     Balance Sheet Data:

       Cash and cash
         equivalents . .  $  3,477    $  6,455   $  9,335  $ 10,950   $ 17,961

       Notes and
         receivables-
         net . . . . . .   230,760     234,115    227,411   220,014    223,736

       Total assets  . .   241,691     251,118    249,203   249,047    260,742

       Total 
         liabilities . .   191,234     203,990    211,647   217,879    225,238

       Stockholders'
         equity  . . . .    50,457      47,128     37,556    31,168     35,504

        
                                                      AS OF APRIL 30,
                                          -------------------------------------
                                                      ADJUSTED(3)  ADJUSTED(3)
                                            ACTUAL      MINIMUM      MAXIMUM
                                            ------      -------      -------
     Balance Sheet Data:
      
       Cash and cash equivalents . . .    $ 12,414     $ 31,754     $ 52,454

       Notes and receivables-net . . .     215,974      215,974      215,974

       Total assets  . . . . . . . . .     246,069      265,409      286,109

       Total liabilities . . . . . . .     208,255      208,255      208,255

       Stockholders' equity  . . . . .      37,814       57,154       77,854
         

     ----------

     (1)       John Luciani and Bernard M. Rodin, the Chairman of the Board and
               President, respectively, of the Company received dividends and
               distributions from the Company's predecessors but did not receive
               compensation.  Officers' Compensation is based upon the aggregate
               compensation currently received by such officers.  See
               "Management."

        
     (2)       The Company's predecessors were Sub-chapter S corporations and a
               partnership.  The pro forma statement of operations data reflects
               provisions for federal and state income taxes as if the Company
               had been subject to federal and state income taxation as a C
               corporation during each of the periods presented.
         

        
     (3)       "Adjusted" amounts give effect to the application by the Company
               of its net proceeds of this offering (based upon an assumed
               initial public offering price of $18.00 per share, after
               deducting commissions and other offering expenses payable by the
               Company) if both the minimum and maximum number of shares of
               Common Stock are sold.  See "Capitalization."
         


                                     RISK FACTORS

         Prospective purchasers of the Common Stock offered hereby should
     consider carefully the factors set forth below, as well as other
     information contained in this Prospectus, before making a decision to
     purchase the Common Stock offered hereby.

     POTENTIAL FOR OPERATING LOSSES

         The Company has begun developing new adult living communities.  The
     Company anticipates that the construction of each community will require at
     least 12 months and expects each newly constructed community to incur
     start-up losses for at least nine months after commencing operations.  In
     addition, during the past ten years the Company's revenues have been
     derived principally from arranging for the sale of partnership interests to
     finance the acquisition of existing adult living communities.  Competition
     to acquire such communities has intensified, and there can be no assurance
     that the Company will be able to acquire such communities on terms
     favorable enough to offset the start-up losses associated with newly
     developed communities and the costs and cash requirements arising from the
     Company's overhead and existing debt and guaranty obligations.  Such
     factors could cause the Company to incur operating losses until, at least,
     its newly constructed communities are completed, leased up and begin
     generating positive cash flow.  If the Company incurs operating losses,
     this could have a material adverse effect on the Company's business,
     operating results and financial condition and the market price of the
     shares of Common Stock.  See "Management's Discussion and Analysis of
     Financial Condition and Results of Operations - Results of Operations" and
     "-Liquidity and Capital Resources" and "Business - Growth Strategy."

     DEVELOPMENT DELAYS AND COST OVERRUNS

         The Company currently expects to begin construction of between 18 and
     24 new adult living communities during the next two years.  There can be no
     assurance that the Company will not suffer delays in its development
     program, which could adversely affect the Company's growth.  To date, the
     Company has not opened any newly developed adult living communities. 
     Development of adult living communities can be delayed or precluded by
     various zoning, healthcare licensing and other applicable governmental
     regulations and restrictions.  Real estate development projects generally
     are subject to various risks, including permitting, licensing and
     construction delays, that may result in construction cost overruns and
     longer periods of operating losses.  The Company intends to rely on third-
     party general contractors to construct new communities.  There can be no
     assurance that the Company will not experience difficulties in working with
     general contractors and subcontractors, any of which difficulties also
     could result in increased construction costs and delays.  Furthermore,
     project development is subject to a number of contingencies over which the
     Company will have little control and that may adversely affect project cost
     and completion time, including inability to obtain construction financing,
     shortages of or the inability to obtain labor or materials, the inability
     of the general contractors or subcontractors to perform under their
     contracts, strikes, adverse weather conditions, delays in property lease-
     ups and changes in applicable laws or regulations or in the method of
     applying such laws and regulations.  If the Company's development schedule
     is delayed, the Company's business, operating results and financial
     condition could be adversely affected.  See "Business - Growth Strategy"
     and "- Operations."

     SUBSTANTIAL DEBT OBLIGATIONS OF THE COMPANY

        
         At April 30, 1996 the Company had approximately $124.0 million
     principal amount of debt ("Total Debt") at an average interest rate of
     11.75% per annum.  Of the Total Debt, $78.6 million principal amount were
     debentures ("Debenture Debt") issued in ten separate series, secured by
     notes owed to the Company by partnerships formed to invest in multifamily
     housing (the "Multi-family Notes"), investor notes and limited partnership
     interests arising from offerings arranged by the Company in connection with
     acquisitions of multi-family housing (the "Purchase Note Collateral").  The
     Debenture Debt has an average interest rate of 11.95% per annum and has
     maturities ranging from 1996 through 2002.  During the fiscal year ended
     January 31, 1996 and the three months ending April 30, 1996, total interest
     expense with respect to Debenture Debt was approximately $8.7 million and
     $2.4 million, respectively, the Purchase Note Collateral produced
     approximately $3.0 million and $700,000 of interest and related payments to
     the Company, respectively, which was approximately $5.7 million and $1.7
     million less than the amount required to pay interest on the Debenture
     Debt, respectively.  The Company paid the shortfall from cash generated by
     its operations.  There can be no assurance that amounts received with
     respect to the Purchase Note Collateral will be sufficient to pay the
     Company's future debt service obligations with respect to the Debenture
     Debt.  Several of the Multi-family Notes have reached their final maturity
     dates and these final maturity dates have been extended by the Company. 
     The Company may elect to extend maturities of other Multi-family Notes.  
         

        
         Of the Company's Total Debt, an additional $17.8 million principal
     amount was unsecured, having an average interest rate of 13.9% per annum
     ("Unsecured Debt") and an additional $6.8 million of such debt is mortgage
     debt ("Mortgage Debt") with an average interest rate of 10.76% per annum. 
     The Company incurred the Mortgage Debt, which is secured by adult living
     communities, in order to facilitate the acquisition financing for such
     communities.  At April 30, 1996, the Company had approximately $21.0
     million principal amount of debt ("Investor Note Debt") secured by
     promissory notes from investors in offerings of limited partnership
     interests, which debt has an average interest rate of 10.43% per annum.  In
     each of the last five years, the collection rate with respect to such
     investor notes has exceeded 99% of the principal amount thereof that became
     due and such collections have been sufficient to pay interest and principal
     with respect to the Company's related Investor Note Debt.  The Company
     intends to continue to incur Investor Note Debt, utilizing as collateral
     investor notes generated by future sales of limited partnership interests
     in Investing Partnerships formed in connection with acquisitions of
     existing adult living communities.  Although the Company currently does not
     anticipate incurring additional Debenture Debt or Unsecured Debt, there can
     be no assurance that this will be the case.  For example, the Company may
     incur additional Debenture Debt or Unsecured Debt as a means of refinancing
     its existing debt or for working capital purposes.  See "Management's
     Discussion and Analysis of Financial Condition and Results of Operations"
     and Note 4 of Notes to Consolidated Financial Statements.
         

     DIFFICULTIES OF MANAGING RAPID EXPANSION

         The Company will pursue an aggressive expansion program, and it expects
     that its rate of growth will increase as it implements its development
     program for new adult living communities.  The Company's success will
     depend in large part on identifying suitable development opportunities, and
     its ability to pursue such opportunities, complete development, and lease
     up and effectively operate its adult-living communities.  The Company's
     growth has placed a significant burden on the Company's management and
     operating personnel.  The Company's ability to manage its growth
     effectively will require it to continue to attract, train, motivate, manage
     and retain key employees.  If the Company is unable to manage its growth
     effectively, its business, operating results and financial condition could
     be adversely affected.  See "Business - Growth Strategy" and "Management -
     Directors and Executive Officers."

     PARTNERSHIP OFFERINGS

        
         The Company has financed the acquisition of existing adult living
     communities it operates by arranging for the private placement of limited
     partnership interests in Investing Partnerships and intends to continue
     this practice for all of its future acquisitions of existing adult living
     communities.  The limited partners typically agree to pay their capital
     contributions over a five-year period.  Past offerings have, and it is
     anticipated that future offerings will, include a guaranty that the limited
     partners will receive distributions during each of the first five years of
     their investment equal to between 11% to 12% of their then paid-in capital.
     The Company is required to pay to limited partners any part of such
     guaranteed return not paid from cash flow from the related property. 
     During the fiscal year ended January 31, 1996 and the three months ended
     April 30, 1996, the Company paid approximately $1,025,120 and $675,444,
     respectively, with respect to its guaranteed return obligations.  The
     increase in the amount the Company paid with respect to its guaranteed
     return obligations in the three month period ended April 30, 1996 is due to
     the refinancing of a number of its adult living communities and is offset
     and exceeded by an increase in interest income received by the Company
     during the three months ended April 30, 1996, which was also the result of
     such refinancings.  The refinancings resulted in the return of over $43
     million of capital to limited partners, which reduced the amount of capital
     upon which the Company is obligated to guarantee a return.  The
     refinancings also resulted in increased debt service payments by the Owning
     Partnerships which own the refinanced adult living communities.  These debt
     service payments reduced the cash flow available to pay the guaranteed
     return to limited partners during the three months ended April 30, 1996. 
     The decrease in available cash flow exceeded the reduction in the Company's
     guaranteed returned obligations and, therefore, increased the amount
     required to be paid by the Company with respect to such guaranteed return
     obligations.  The aggregate amount of the Company's guaranteed return
     obligations will depend upon a number of factors, including, among others,
     the expiration of such obligations for certain partnerships, the cash flow
     generated by the properties and the terms of future offerings by Investing
     Partnerships.  The Company anticipates that for at least the next two
     years, the guaranteed return obligations with respect to existing and
     future Investing Partnerships will exceed the cash flow generated by the
     related properties, which will result in the need to utilize cash generated
     by the Company to pay limited partners their guaranteed return.  The
     Company will attempt to structure future offerings by Investing
     Partnerships to minimize the likelihood that it will be required to utilize
     the cash it generates to pay limited partners their guaranteed returns, but
     there can be no assurance that this will be the case.  In the past, limited
     partners have been allowed to prepay capital contributions.  These
     prepayments reduce the recorded value of the Company's note receivables and
     reduce interest income received by the Company.  Pursuant to the terms of
     offerings, the Company, as the general partner of each Investing
     Partnership, has the option not to, and may not accept, future prepayments
     by limited partners of capital contributions.  In addition, by financing
     the acquisition of existing adult living communities through, and acting as
     the general partner of, partnerships, the potential exists for claims by
     limited partners for violations of the terms of the partnership or guaranty
     agreements and of applicable federal and state securities and blue sky laws
     and regulations.  See "Management's Discussion and Analysis of Financial
     Condition and Results of Operations - Revenues," "- Liquidity and Capital
     Resources" and "Business - Partnership Offerings."
         

     PROPERTY FINANCING

         The adult living communities currently operated by the Company are
     generally encumbered with mortgage financing.  While these mortgage loans
     are obligations of the respective partnerships that own the communities
     rather than direct obligations of the Company, the Company typically
     provides a guaranty of certain obligations under the mortgages including,
     for example, any costs incurred for the correction of hazardous
     environmental conditions.  The debt service payments on such mortgage debt
     reduces the cash flow available for distribution by partnerships to limited
     partners to whom the Company typically guarantees an annual distribution of
     between 11% and 12% of their paid-in capital during the first five years of
     any partnership, to the extent not paid from cash flow from the related
     property.  The Company anticipates that it will continue to finance its
     future acquisitions of existing adult living communities through mortgage
     financing and partnership offerings.  The Company intends to finance its
     development of adult living communities through mortgage financing and
     other types of financing, including long-term operating leases arising
     through sale/leaseback transactions.  The financing of Company-developed
     communities will be direct obligations of the Company and, accordingly, the
     amount of mortgage indebtedness is expected to increase and the Company
     expects to have substantial debt service and annual lease payment
     requirements in the future as the Company pursues its growth strategy.  As
     a result, a substantial portion of the Company's cash flow will be devoted
     to debt service and fixed lease payments.  There can be no assurance that
     the Company will generate sufficient cash flow from operations to pay its
     interest and principal obligations on its mortgage debt or to make its
     lease payments.  In addition, the Company arranged for the sale of limited
     partnership interests in two partnerships organized to make second mortgage
     loans to the Company to fund approximately 20% of the costs of developing
     three new adult living communities.  See "Management's Discussion and
     Analysis of Financial Condition and Results of Operation - Liquidity and
     Capital Resources," "Business - Properties,"  "- Partnership Offerings" and
     Note 2 of Notes to the Company's Consolidated Financial Statements.

     RIGHT OF PARTNERSHIPS TO TERMINATE MANAGEMENT CONTRACTS

         All of the adult living communities operated by the Company and the
     nursing home operated by the Company are managed by the Company pursuant to
     written management contracts, which generally have a five year term
     coterminous with the Company's guaranty of annual distributions to limited
     partners.  This five-year guaranty obligation has terminated for four of
     the 34 Investing Partnerships.  After the initial five year term, the
     management contracts are automatically renewed each year, but are
     cancelable on 30 to 60 days notice at the election of either the Company or
     the Owning Partnership.  Action can be taken in each partnership by a
     majority in interest of partners on such major matters as the removal of
     the general partners, the request for or approval or disapproval of a sale
     of a property owned by a partnership or other significant actions affecting
     the properties or the partnership.  The Company is the general partner of
     28 of the 29 Owning Partnerships that own the adult living communities and
     the nursing home operated by the Company.  The Company is also the general
     partner of 22 of the 34 Investing Partnerships formed to acquire 98% to 99%
     of the equity interests in said Owning Partnerships.  In these cases,
     termination of the management contracts after their initial five-year terms
     generally would require removal of the Company as general partner of the
     Owning and/or Investing Partnership.  Removing the Company as the general
     partner of an Investing Partnership requires the vote of a majority of the
     holders of limited partner interest and would result in loss of the fee
     income under those contracts.  See "- Conflicts of Interest" and
     "Business - Partnership Offerings."

     CONFLICTS OF INTEREST

         Messrs. Luciani and Rodin, the Chairman of the Board and President of
     the Company, respectively, and entities controlled by them serve as general
     partners of partnerships directly and indirectly owning multi-family
     properties and on account of such general partner status have personal
     liability for recourse partnership obligations and own small equity
     ownership interests in the partnerships.  The Company holds notes,
     aggregating $163.6 million, that are secured by the limited partnership
     interests in such partnerships.  These individuals have provided personal
     guarantees in certain circumstances to obtain mortgage financing for
     certain adult living communities operated by the Company and for certain of
     the Company's Investor Note Debt, and the obligations thereunder may
     continue.  In addition, Messrs. Luciani and Rodin and certain employees
     will devote a portion of their time to overseeing the third-party managers
     of multi-family properties and one adult living community in which Messrs.
     Luciani and Rodin have financial interests but the Company does not.  These
     activities, ownership interests and general partner interests create actual
     or potential conflicts of interest on the part of these officers.  See
     "Certain Transactions" and Note 10 of Notes to the Company's Consolidated
     Financial Statements.

         The Company is the managing general partner for 28 of the 29 Owning
     Partnerships which own the 30 adult living communities and one nursing home
     which the Company operates.  The Company also is the general partner for 22
     of the 34 Investing Partnerships that own 99% partnership interests in
     these owning partnerships.  In addition, the Company is the managing agent
     for all of the Company's 30 adult living communities and one nursing home. 
     The Company has financed the acquisition of adult living communities
     through the sales of limited partnership interests in the investing
     partnerships.  By serving in all of these capacities, the Company may have
     conflicts of interest in that it has both a duty to act in the best
     interests of partners of various partnerships, including the limited
     partners of the Investing Partnerships, and the desire to maximize earnings
     for the Company's stockholders in the operation of such adult living
     communities and nursing home.  See "Business - Partnership Offerings" and
     Note 10 of Notes to the Company's Consolidated Financial Statements.

         The Company has agreed to acquire two adult living communities from
     existing Owning Partnerships.  The Company will finance these acquisitions
     using mortgage financing and by arranging for the sale of limited
     partnership interests in new Investing Partnerships.  The Company has
     obtained the consent to these transactions of the limited partners in the
     existing Investing Partnerships that own interests in the Owning
     Partnerships from which the communities will be acquired.  The Company may
     engage in similar transactions in the future.  Potential conflicts of
     interest may exist because of the Company's roles as general partner of
     each of the selling and acquiring Owning Partnerships and of each of the
     acquiring Investing Partnerships and, in some cases, the selling Investing
     Partnerships.

         The Company also may have a conflict of interest in that certain of the
     adult living communities operated by the Company may face direct
     competition from other communities operated by the Company.  Decisions made
     by the Company to benefit one such community may not be beneficial to the
     other, thus exposing the Company to a claim of a breach of fiduciary duty
     by limited partners.  See "Business - Communities."

     DEPENDENCE ON SENIOR MANAGEMENT AND SKILLED PERSONNEL

         The Company depends, and will continue to depend, on the service of its
     principal executive officers.  The loss of the services of one or more of
     them could have a material adverse effect on the Company's operating
     results and financial condition.  Certain of the Company's officers or
     entities controlled by them are general partners of partnerships that own
     or invest in real property and they may be required to devote time to such
     partnerships.  The Company also depends on its ability to attract and
     retain management personnel who will be responsible for the day-to-day
     operations of each of its adult living communities.  If the Company is
     unable to hire qualified management to operate such communities, the
     Company's business, operating results and financial condition could be
     adversely affected.  See "- Conflicts of Interest" and "Management."

     COMPETITION

         The long-term care industry is highly competitive, and the Company
     believes that the assisted-living segment, in particular, will become even
     more competitive in the future.  The Company will be competing with
     numerous other companies providing similar long-term care alternatives such
     as home healthcare agencies, community-based service programs, adult living
     communities and convalescent centers.  The Company expects that, as the
     provision of assisted-living services receives increased attention and the
     number of states providing reimbursement for assisted-living rises,
     competition will intensify as a result of new market entrants.  The Company
     also faces potential competition from skilled-nursing facilities that
     provide long-term care services.  Moreover, in implementing its growth
     strategy, the Company expects to face competition in its efforts to develop
     and acquire adult living communities.  Some of the Company's present and
     potential competitors are significantly larger and have, or may obtain,
     greater financial resources than those of the Company.  Consequently, there
     can be no assurance that the Company will not encounter increased
     competition in the future that could limit its ability to attract residents
     or expand its business and therefore have a material adverse effect on its
     business, operating results and financial condition.  See "Business -
     Competition."

     STAFFING AND LABOR COSTS

         The Company competes with other providers of independent- and assisted-
     living services with respect to attracting and retaining qualified
     personnel.  The Company also is dependent upon the available labor pool of
     employees.  A shortage of trained or other personnel may require the
     Company to enhance its wage and benefits package in order to compete.  No
     assurance can be given that the Company's labor costs will not increase, or
     that if they do increase, they can be matched by corresponding increases in
     rental or management revenue.  Any significant failure by the Company to
     attract and retain qualified employees, to control its labor costs or to
     match increases in its labor expenses with corresponding increases in
     revenues could have a material adverse effect on the Company's business,
     operating results and financial condition.  See "Business - Employees."

     DEPENDENCE ON ATTRACTING SENIORS WITH SUFFICIENT RESOURCES TO PAY

         The Company currently, and for the foreseeable future, expects to rely
     primarily on its residents' ability to pay the Company's fees from their
     own or familial financial resources.  Inflation or other circumstances that
     adversely affect the ability of seniors to pay for the Company's services
     could have an adverse effect on the Company.  If the Company encounters
     difficulty in attracting seniors with adequate resources to pay for its
     services, its business, operating results and financial condition could be
     adversely affected.  See "Business - Operations."

     GOVERNMENT REGULATION

         Healthcare is heavily regulated at the Federal, state and local levels
     and represents an area of extensive and frequent regulatory change. 
     Currently no federal rules explicitly define or regulate independent- or
     assisted-living communities.  A number of legislative and regulatory
     initiatives relating to long-term care are proposed or under study at both
     the federal and state levels that, if enacted or adopted, could have an
     adverse effect on the Company's business and operating results.  The
     Company cannot predict whether and to what extent any such legislative or
     regulatory initiative will be enacted or adopted, and therefore cannot
     assess what effect any current or future initiative would have on the
     Company's business and operating results.  Changes in applicable laws and
     new interpretations of existing laws can significantly affect the Company's
     operations, as well as its revenues and expenses.  The Company's adult
     living communities are subject to varying degrees of regulation and
     licensing by local and state health and social service agencies and other
     regulatory authorities specific to their location.  While regulations and
     licensing requirements often vary significantly from state to state, they
     typically relate to fire safety, sanitation, staff training, staffing
     levels and living accommodations such as room size, number of bathrooms and
     ventilation, as well as regulatory requirements relating specifically to
     certain of the Company's health-related services.  The Company's success
     will depend in part on its ability to satisfy such regulations and
     requirements and to acquire and maintain any required licenses.  Federal,
     state and local governments occasionally conduct unannounced
     investigations, audits and reviews to determine whether violations of
     applicable rules and regulations exist.  Devoting management and staff time
     and legal resources to such investigations, as well as any material
     violation by the Company that is discovered in any such investigation,
     audit or review, could have a material adverse effect on the Company's
     business and operating results.  See "Business - Growth Strategy" and "-
     Governmental Regulation."

     CONTROL BY CERTAIN STOCKHOLDERS

         Each share of Common Stock is entitled to one vote on all matters
     submitted to a vote of the holders of the Common Stock.  After giving
     effect to this Offering, John Luciani and Bernard M. Rodin will
     collectively beneficially own shares of Common Stock representing
     approximately 88% of the Company's Common Stock if the Minimum Offering is
     sold and approximately 78% of the Company's Common Stock if the Maximum
     Offering is sold.  As a result, they will maintain control over the
     election of a majority of the Company's directors and, thus, over the
     operations and business of the Company as a whole.  In addition, such
     stockholders will have the ability to prevent certain types of material
     transactions, including a change of control of the Company.  The control by
     John Luciani and Bernard M. Rodin over a substantial majority of the
     Company's Common Stock may make the Company a less attractive target for a
     takeover than it otherwise might be, or render more difficult or discourage
     a merger proposal or a tender offer.  See "Principal and Selling
     Stockholders."

     POSSIBLE ENVIRONMENTAL LIABILITIES

         Under various federal, state and local environmental laws, ordinances
     and regulations, a current or previous owner or operator of real property
     may be held liable for the costs of removal or remediation of certain
     hazardous or toxic substances, including, without limitation, asbestos-
     containing materials, that could be located on, in or under such property. 
     Such laws and regulations often impose liability whether or not the owner
     or operator knows of, or was responsible for, the presence of the hazardous
     or toxic substances.  The costs of any required remediation or removal of
     these substances could be substantial and the liability of an owner or
     operator as to any property is generally not limited under such laws and
     regulations, and could exceed the property's value and the aggregate assets
     of the owner or operator.  The presence of these substances or failure to
     remediate such substances properly may also adversely affect the owner's
     ability to sell or rent the property, or to borrow using the property as
     collateral.  Under these laws and regulations, an owner, operator or any
     entity who arranges for the disposal of hazardous or toxic substances, such
     as asbestos-containing materials, at a disposal site may also be liable for
     these costs, as well as certain other costs, including governmental fines
     and injuries to persons or properties.  As a result, the presence, with or
     without the Company's knowledge, of hazardous or toxic substances at any
     property held or operated by the Company could have an adverse effect on
     the Company's business, operating results and financial condition.  See
     "Business - Government Regulation."

     GENERAL REAL ESTATE RISKS

         The performance of the Company's adult living communities is influenced
     by factors affecting real estate investments, including the general
     economic climate and local conditions, such as an oversupply of, or a
     reduction in demand for, adult living communities.  Other factors include
     the attractiveness of properties to tenants, zoning, rent control,
     environmental quality regulations or other regulatory restrictions,
     competition from other forms of housing and the ability of the Company to
     provide adequate maintenance and insurance and to control operating costs,
     including maintenance, insurance premiums and real estate taxes.  Real
     estate investments also are affected by such factors as applicable laws,
     including tax laws, interest rates and the availability of financing.  In
     addition, real estate investments are relatively illiquid and, therefore,
     limit the ability of the Company to vary its portfolio promptly in response
     to changes in economic or other conditions.  

     RESTRICTIONS IMPOSED BY LAWS BENEFITING DISABLED PERSONS

         Under the Americans with Disabilities Act of 1990 (the "ADA"), all
     places of public accommodation are required to meet certain federal
     requirements related to access and use by disabled persons.  A number of
     additional Federal, state and local laws exist which also may require
     modifications to existing and planned properties to create access to the
     properties by disabled persons.  While the Company believes that its
     properties are substantially in compliance with present requirements or are
     exempt therefrom, if required changes involve a greater expenditure than
     anticipated or must be made on a more accelerated basis than anticipated,
     additional costs would be incurred by the Company.  Further legislation may
     impose additional burdens or restrictions with respect to access by
     disabled persons, the costs of compliance with which could be substantial. 
     See "Business - Government Regulation."

     LIABILITY AND INSURANCE

         The Company's business entails an inherent risk of liability.  In
     recent years, participants in the long-term care industry have become
     subject to an increasing number of lawsuits alleging malpractice or related
     legal claims, many of which seek large amounts and result in significant
     legal costs.  The Company expects that from time to time it will be subject
     to such suits as a result of the nature of its business.  The Company
     currently maintains insurance policies in amounts and with such coverage
     and deductibles as it deems appropriate, based on the nature and risks of
     its business, historical experience and industry standards.  There can be
     no assurance, however, that claims in excess of the Company's insurance
     coverage or claims not covered by the Company's insurance coverage will not
     arise.  A successful claim against the Company not covered by, or in excess
     of, the Company's insurance could have a material adverse effect on the
     Company's operating results and financial condition.  Claims against the
     Company, regardless of their merit or eventual outcome, may also have a
     material adverse effect on the Company's ability to attract residents or
     expand its business and would require management to devote time to matters
     unrelated to the operation of the Company's business.  In addition, the
     Company's insurance policies must be renewed annually, and there can be no
     assurance that the Company will be able to obtain liability insurance
     coverage in the future or, if available, that such coverage will be on
     acceptable terms.  See "Business - Legal Proceedings."

     UNILATERAL DETERMINATION OF OFFERING PRICE

         The public offering price of the shares was determined unilaterally by
     the Company and has not been negotiated by underwriters or other third
     parties.  Among the factors considered by the Company in determining the
     price were the history of, and the prospects for, the Company and the
     industry in which it competes, its past and present operations, its past
     and present earnings and the trend of such earnings, the present state of
     the Company's development, the general condition of the securities markets
     at the time of this offering and the recent market prices of publicly
     traded common stocks of comparable companies.  There can be no assurance
     that the Shares can be resold at the offering price, if at all.  Purchasers
     of the Shares will be exposed to a substantial risk of a decline in the
     market price of the Common Stock after the offering, if a market develops. 
     See "Plan of Distribution."

     DISCRETIONARY USE OF PROCEEDS

         The Company intends to use its net proceeds from the Offering to
     finance the development of new adult living communities and for working
     capital and general corporate purposes.  The Company's management will,
     therefore, retain broad discretion in allocating all of the net proceeds of
     the Offering.  See "Use of Proceeds."

     LACK OF UNDERWRITER

         This offering will be made on a "self-underwritten" basis made under
     the provisions of Rule 3a4-1 of the Exchange Act.  The Company has never
     engaged in the public sale of its securities, and it has no experience in
     the underwriting of any public securities offerings.  Accordingly, there is
     no prior experience from which investors may judge the Company's ability to
     consummate this offering.  There can be no assurance that the Company will
     be successful in selling the shares of Common Stock offered hereby.  See
     "Plan of Distribution."

     ABSENCE OF PUBLIC MARKET; POSSIBLE VOLATILITY OF STOCK PRICE

         Prior to the Offering, there has been no public market for the Common
     Stock and there can be no assurance that an active trading market will
     develop or be sustained after the Offering.  The Company intends to apply
     for listing of the Common Stock on the NASDAQ National Market.  There can
     be no assurance that the Common Stock will be approved for listing.  After
     completion of the Offering, the market price of the Common Stock could be
     subject to significant fluctuations in response to various factors and
     events, including the liquidity of the market for the shares of Common
     Stock, variations in the Company's operating results, new statutes or
     regulations or changes in the interpretation of existing statutes or
     regulations affecting the healthcare industry in general or the independent
     or assisted-living industry in particular.  In addition, the stock market
     in recent years has experienced broad price and volume fluctuations that
     often have been unrelated to the operating performance of particular
     companies.  These market fluctuations also may adversely affect the market
     price of the shares of Common Stock.  See "Plan of Distribution."

     ANTI-TAKEOVER CONSIDERATIONS

         The Company's Board of Directors (the "Board of Directors") has the
     authority, without action by the stockholders, to issue up to 1,000,000
     shares of Preferred Stock par value $.0001 per share (the "Preferred
     Stock"), and to fix the rights and preferences of such shares.  This
     authority, together with certain provisions in the Company's Restated
     Certificate of Incorporation (the "Certificate") and By-Laws (including
     provisions that implement staggered terms for directors, limit stockholder
     ability to call a stockholders meeting or to remove directors and require a
     two-thirds vote of stockholders for amendment of certain provisions of the
     Certificate or approval of certain business combinations), may delay, deter
     or prevent a change in control of the Company, may discourage bids for the
     Common Stock at a premium over the market price of the Common Stock and may
     adversely affect the market price of, and the voting and other rights of
     the holders of, the Common Stock.  See "Description of Capital Stock."

     IMMEDIATE AND SUBSTANTIAL DILUTION

        
         The existing stockholders of the Company acquired their shares of
     Common Stock at an average cost substantially below the assumed initial
     public offering price set forth on the cover page of this Prospectus. 
     Therefore, purchasers of Common Stock in the Offering will experience
     immediate and substantial dilution, which, assuming an initial public
     offering price of $18.00 per share, will be $13.68 per share assuming the
     Minimum Offering and $12.46 per share assuming the Maximum Offering.  See
     "Dilution." 
         

     SHARES ELIGIBLE FOR FUTURE SALE

         Sales of substantial amounts of shares of Common Stock in the public
     market after the Offering or the perception that such sales could occur
     could adversely affect the market price of the Common Stock and the
     Company's ability to raise equity.  Upon completion of the Offering, the
     Company will have 11,250,000 shares of Common Stock outstanding assuming
     the Minimum Offering and 12,500,000 shares of Common Stock outstanding
     assuming the Maximum Offering.  Of the shares outstanding after this
     Offering, all shares sold in the Offering will be freely tradable without
     restriction or limitation under the Securities Act of 1933, as amended (the
     "Securities Act"), except for any shares purchased by "affiliates" of the
     Company, as such term is defined in Rule 144 promulgated under the
     Securities Act.  The remaining shares are "restricted securities" within
     the meaning of Rule 144.  Such restricted securities may be sold subject to
     the limitations of Rule 144.  Furthermore, the Company intends to register
     approximately 1,250,000 shares of Common Stock reserved for issuance
     pursuant to the Company's stock option plans.  See "Shares Eligible for
     Future Sale."

                                   USE OF PROCEEDS

         The net proceeds to the Company from the Offering, after deducting
     estimated commissions and offering expenses payable by the Company, are
     estimated to be approximately $40.0 million if the Maximum Offering is
     completed and $19.3 million if the Minimum Offering is completed.  The
     Company intends to use the net proceeds to finance the development of new
     adult living communities and for working capital and general corporate
     purposes.  See "Business - Strategy".

         Pending the uses outlined above, funds will be placed into short term
     investments such as governmental obligations, bank certificates of deposit,
     banker's acceptances, repurchase agreements, short term debt obligations,
     money market funds, and interest bearing accounts.  The Company will not
     receive any proceeds from the sale of any shares by the Selling
     Stockholders.

                                   DIVIDEND POLICY

        
         The Company does not currently pay dividends on its Common Stock and
     does not anticipate paying dividends.  It is the present policy of the
     Company's Board of Directors to retain earnings, if any, to finance the
     expansion of the Company's business.  The payment of dividends in the
     future will depend on the results of operations, financial condition,
     capital expenditure plans and other cash obligations of the Company and
     will be at the sole discretion of the Board of Directors.  In addition,
     certain provisions of proposed and future indebtedness of the Company may
     prohibit or limit the Company's ability to pay dividends.  During fiscal
     1994, fiscal 1995 and the three months ended April 30, 1996, the Company's
     predecessors paid dividends and other distributions of $1,886,000,
     $1,700,000, and $249,000, respectively.  See "Management's Discussion and
     Analysis of Financial Condition and Results of Operations - Liquidity and
     Capital Resources" and "Certain Transactions."
         

                                    CAPITALIZATION

        
         The following table sets forth the actual consolidated capitalization
     of the Company at April 30, 1996, and as adjusted to reflect (i) the sale
     of the minimum and maximum number of shares of Common Stock by the Company
     in this offering and (ii) the application of the estimated net proceeds
     thereof.  The table should be read in conjunction with the Company's
     Consolidated Financial Statements and the related notes thereto included
     elsewhere in this Prospectus.  See "Use of Proceeds" and "Management's
     Discussion and Analysis of Financial Condition and Results of Operations."
         

         
                                                   AS OF APRIL 30, 1996       
                                              ---------------------------------
                                                                         AS
                                                         AS ADJUSTED  ADJUSTED
                                                           MINIMUM     MAXIMUM
                                               ACTUAL      OFFERING   OFFERING
                                               ------    -----------  --------
                                                      (IN THOUSANDS)
                                                       -------------

     Bank Debt . . . . . . . . . . . . .      $ 23,045     $ 23,045   $ 23,045
     Other debt, principally debentures        102,083      102,083    102,083
     Stockholders' equity:
       Preferred Stock, $.0001 par 
         value; 1,000,000 shares
         authorized; none issued and
         outstanding . . . . . . . . . .             -            -         -
       Common Stock, $.01 par value;
         30,000,000 shares authorized;
         10,000,000 shares
         issued and outstanding;
         11,250,000 and 12,500,000
         shares issued and outstanding
         as adjusted for Minimum
         Offering and Maximum Offering,
         respectively(1) . . . . . . . .           100          113        125
       Retained Earnings . . . . . . . .           343          343        343
                                                37,371       56,698     77,386
       Additional paid-in capital  . . .      --------     --------   --------
                                                37,814       57,154     77,854
           Total stockholders' equity  .      --------     --------   --------
                                              $162,942     $182,282   $202,982
             Total capitalization  . . .      ========     ========   ========
         

     (1)  Does not include 1,250,000 shares reserved for issuance under the
     Company's stock option plans.


                                       DILUTION

        
         The net tangible book value of the Company's Common Stock at April 30,
     1996 was approximately $29,243,000, or $2.92 per share.  Net tangible book
     value per share is determined by dividing the number of outstanding shares
     of Common Stock  into the net tangible book value of the Company (total net
     assets of $37,814,000 less intangible assets of $8,571,000).  After giving
     effect to the Minimum Offering (based upon an assumed initial public
     offering price of $18.00 per share, and after deduction of commissions and
     estimated offering expenses payable by the Company), the pro forma net
     tangible book value of the Common Stock at April 30, 1996 would have been
     $48,583,000, or $4.32 per share, representing an immediate increase in pro
     forma net tangible book value of $1.40 per share to existing stockholders
     and an immediate dilution of $13.68 per share to new investors.  After
     giving effect to the Maximum Offering (based upon an assumed initial public
     offering price of $18.00 per share and after deduction of commissions and
     estimated offering expenses payable by the Company), pro forma net tangible
     book value of the Common Stock of April 30, 1996 would have been
     $69,283,000, or $5.54 per share, representing an immediate increase in pro
     forma net tangible book value of $2.62 per share to existing shareholders
     and an immediate dilution of $12.46 per share to new investors.  The
     following table illustrates the immediate per share dilution:
         

        
                                         Minimum    Maximum
                                        Offering   Offering
                                        --------   --------

     Assumed initial public
       offering price per share  . . .   $18.00    $18.00
       Net tangible book value per
         share as of
         April 30, 1996  . . . . . . .     2.92      2.92
       Increase per share
         attributable                      
         to new investors  . . . . . .     1.40      2.62
                                         ------    ------
     Pro forma net tangible
       book value per share after       
       offering  . . . . . . . . . . .     4.32      5.54
                                         ------    ------
     Net tangible book value
       dilution per share to new         
       investors . . . . . . . . . . .   $13.68    $12.46
                                         ======    ======
         

        
         The following tables summarize, on a pro forma basis at April 30, 1996,
     the difference between the number of shares purchased from the Company,
     total consideration paid and the average price paid per share by existing
     stockholders and new investors after giving effect to the Minimum Offering
     and the Maximum Offering, respectively:
         

        
                                 MINIMUM OFFERING
                                 ----------------

                                 SHARES PURCHASED
                                 FROM THE COMPANY
                            ----------------------------
                                NUMBER       PERCENT
                                ------       -------
     Selling
      Stockholders(1)  . .    9,861,111           88
     New investors(1)  . .    1,388,889           12
                             ----------          ---
         Total . . . . . .   11,250,000          100
                             ==========          ===


                                 MINIMUM OFFERING
                                 ----------------

                                      TOTAL
                                CONSIDERATION PAID
                             ------------------------
                                                        AVERAGE
                                                         PRICE
                                AMOUNT       PERCENT   PER SHARE
                                ------       -------   ---------
     Selling
      Stockholders(1)  . .  $37,814,000           60       $3.91   
     New investors(1)  . .   25,000,000           40      $18.00
                             ----------          ---                            
         Total . . . . . .  $62,814,000          100
                            ===========          ===
         

     (1)       Upon completion of the Minimum Offering, the Selling Stockholders
               will own 9,861,111 shares of Common Stock, and the new investors
               will own 1,388,889 shares of Common Stock, representing 100% of
               the outstanding shares of Common Stock.

        
                                 MAXIMUM OFFERING
                                 ----------------

                                 SHARES PURCHASED
                                 FROM THE COMPANY
                            ----------------------------

                                NUMBER       PERCENT
                                ------       -------
     Selling
      Stockholders(1)  . .    9,722,222           78
     New investors(1)  . .    2,777,778           22
                             ----------          ---
       Total . . . . . . .   12,500,000          100
                             ==========          ===


                                 MAXIMUM OFFERING
                                 ----------------

                                      TOTAL
                                CONSIDERATION PAID
                          ----------------------------
                                                        AVERAGE
                                                         PRICE
                                AMOUNT       PERCENT   PER SHARE
                                ------       -------   ---------
     Selling
      Stockholders(1)  . .  $37,814,000           43       $3.89
     New investors(1)  . .   50,000,000           57      $18.00
                            -----------          ---
       Total . . . . . . .  $87,814,000          100
                            ===========          ===
         

     (1)       Upon completion of the Maximum Offering, the Selling Stockholders
               will own 9,722,222 shares of Common Stock, and the new investors
               will own 2,777,778 shares of Common Stock, representing 100% of
               the outstanding shares of Common Stock.



                         SELECTED CONSOLIDATED FINANCIAL DATA

                 (in thousands, except per share data and other data)

        
               The following selected consolidated financial data, except as
     noted herein, have been taken or derived from the Company's consolidated
     financial statements and should be read in conjunction with the
     consolidated financial statements and the related notes thereto included
     herein.  The results of operations for an interim period have been prepared
     on the same basis as the year end financial statements and, in the opinion
     of management, contain all adjustments, consisting of only normally
     recurring adjustments, necessary for a fair presentation of the results of
     operations for such period.  The results of operations for an interim
     period may not give a true indication of results for the full year.  See.
     "Management's Discussion and Analysis of Financial Conditon and Results of
     Operations."
         

         
                                            Years Ended January 31,
                              -------------------------------------------------
                                1992       1993      1994     1995       1996
                                ----       ----      ----     ----       ----
     STATEMENT OF
      OPERATIONS DATA:
     Revenues:
       Sales . . . . . .      $23,088    $24,654   $29,461   $29,000    $41,407
       Deferred profit
         earned  . . . .          253        792     6,668     3,518      9,140
       Interest income .       25,584     13,209    13,315     9,503     12,689
       Property management
         fees and                 449        584     4,079     4,278      5,075
         other income  .      -------     ------    ------    ------     ------
                               49,374     39,239    53,523    46,299     68,311
                              -------     ------    ------    ------     ------

     Costs and expenses:
       Cost of sales . .       15,983     14,685    26,548    21,249     27,112
       Selling . . . . .        6,256      7,027     6,706     6,002      7,664
       Interest  . . . .       14,021     11,874    10,991    13,610     15,808
       General and
         administrative.        5,836      5,617     5,226     6,450      7,871
       Officers'
         Compensation(1).       1,200      1,200     1,200     1,200      1,200
       Depreciation and           412        975     1,433     2,290      2,620
         amortization . .     -------     ------    ------    ------     ------
                               43,708     41,378    52,104    50,801     62,275
                              -------     ------    ------    ------     ------
     Income (loss) before
     provision for income
     taxes . . . . . . . .      5,666     (2,139)    1,419    (4,502)     6,036
     Provision for income          -          -         -         -          -
     taxes . . . . . . . .    -------     ------    ------    ------     ------
     Net income (loss)          5,666     (2,139)    1,419    (4,502)     6,036
     Pro-forma income taxes     2,266       (856)      568    (1,801)     2,414
       (benefit)(2)  . . .    -------     ------    ------    ------     ------

     Pro-forma net income      $3,400    $(1,283)     $851   $(2,701)    $3,622
     (loss)(2) . . . . . .    =======    =======    ======   =======     ======
     Pro-forma earnings (loss)   $.34      $(.13)     $.09     $(.27)      $.36
       per common share(2).   =======    =======    ======   =======     ======
     Weighted average common   10,000     10,000    10,000    10,000     10,000
       shares used . . . .    =======    =======    ======   =======     ======

     OTHER DATA:
       Adult living
         communities
         operated (end of           8         14        18        25         28
         period) . . . . .    =======    =======    ======    ======     ======
       Number of units (end     1,503      2,336     2,834     3,683      4,164
        of period) . . . .    =======    =======    ======    ======     ======
       Average occupancy        82.1%      90.6%     90.4%     89.3%      94.4%
         percentage  . . .    =======    =======    ======    ======     ======
         

        
                                      Three Months Ended
                                           April 30,
                                      -------------------
                                         1995      1996
                                        -----      ----
     STATEMENT OF
      OPERATIONS DATA:
     Revenues:
       Sales . . . . . . . . . . . .    $5,847  $10,776
       Deferred profit earned  . . .     2,285        0
       Interest income . . . . . . .     4,111    5,948
       Property management fees and      1,035      165
         other income  . . . . . . .    ------   ------
                                        13,278   16,889
                                        ------   ------
     Costs and expenses:
       Cost of sales . . . . . . . .     4,058    4,985
       Selling . . . . . . . . . . .     1,392    1,797
       Interest  . . . . . . . . . .     4,402    4,028
       General and administrative  .     1,435    1,891
       Officers' Compensation(1) . .       300      300
                                           563      935
       Depreciation and amortization    ------   ------
                                        12,150   13,936
                                        ------   ------
     Income (loss) before provision
     for income taxes  . . . . . . .     1,128    2,953
                                             -      394
     Provision for income taxes  . .    ------   ------
     Net income (loss)                   1,128    2,559
     Pro-forma income taxes                451      787
       (benefit)(2)  . . . . . . . .    ------   ------
                                          $677   $1,772
     Pro-forma net income (loss)(2)     ======   ======
     Pro-forma earnings (loss) per        $.07     $.18
       common share(2) . . . . . . .    ======   ======
     Weighted average common            10,000   10,000
       shares used . . . . . . . . .    ======   ======

     OTHER DATA:
       Adult living communities             26       30
         operated (end of period)  .    ======   ======
       Number of units (end of           3,797    4,350
         period) . . . . . . . . . .    ======   ======
       Average occupancy                 91.1%    94.7%
         percentage  . . . . . . . .    ======   ======
         
                                    
        
                                                                          As of
                                                                          April
                                          As of January 31,                30,
                             ----------------------------------------     ----
                             1992     1993     1994     1995     1996     1996
                             ----     ----     ----     ----     ----     ----
     Balance Sheet Data:
       Cash and cash
         equivalents . .  $  3,477 $  6,455 $  9,335 $ 10,950 $ 17,961 $ 12,414

       Notes and 
         receivables-
         net . . . . . .   230,760  234,115  227,411  220,014  223,736  215,974

       Total assets  . .   241,691  251,118  249,203  249,047  260,742  246,069

       Total 
         liabilities . .   191,234  203,990  211,647  217,879  225,238  208,255

       Stockholders'
         equity  . . . .    50,457   47,128   37,556   31,168   35,504   37,814
         
 
       ------------

     (1)  John Luciani and Bernard M. Rodin, the Chairman of the Board and
          President, respectively, of the Company received dividends and
          distributions from the Company's predecessors but did not receive
          compensation.  Officers' Compensation is based upon the aggregate
          compensation currently received by such officers.  See "Management."

        
     (2)  The Company's predecessors were Sub-chapter S corporations and a
          partnership.  The pro forma statement of operations data reflects
          provisions for federal and state income taxes as if the Company had
          been subject to federal and state income taxation as a C corporation
          during each of the periods presented.
          

         
                       MANAGEMENT'S DISCUSSION AND ANALYSIS OF
                    FINANCIAL CONDITION AND RESULTS OF OPERATIONS
         

     Overview

          The Company is one of the largest operators of adult living
     communities in the United States, operating communities offering both
     independent and assisted living services.  The Company currently operates
     30 adult living communities containing 4,350 apartment units in 11 states
     in the Sun Belt and the Mid-West.  The Company is a fully integrated
     provider of adult living accommodations and services which acquires,
     finances, develops and manages adult living communities.  The Company also
     operates one 60-bed skilled nursing facility.

          Historically, the Company has financed the acquisition and
     development of multi-family and adult living properties by utilizing
     mortgage financing and by arranging for the sale of limited partnership
     interests.  The Company is the general partner of all but one of the
     partnerships that owns the adult living communities in the Company s
     portfolio and the Company manages all of the adult living communities in
     its portfolio.  The Company has a participation in the cash flow, sale
     proceeds and refinancing proceeds of the properties after certain priority
     payments to the limited partners.  The Company intends to continue to
     finance its future acquisitions of existing adult living communities by
     utilizing mortgage financing and by arranging for the sale of partnership
     interests, and anticipates acquiring four to eight such communities during
     the next two years.

          The Company has adopted a development plan pursuant to which it
     intends to construct between 18 and 24 adult living communities during the
     next two years containing between 2,268 and 3,408 apartment units.  The
     Company plans to own or operate pursuant to long-term leases or similar
     arrangements the adult living communities that will be developed under the
     plan.  The Company will use proceeds of this Offering, mortgage financing
     and long-term leases or similar arrangements to finance the development,
     construction and initial operating costs.

          The Company derives its revenues from sales of interests in adult
     living real estate limited partnerships, recognition of deferred profits
     with respect to such partnerships, interest on notes received by the
     Company from such partnerships as part of the purchase price for the sale
     of interests, and property management fees received by the Company:

     . SALES.  Sales of interests in adult living real estate partnerships are
     recognized when the profit on the transaction is determinable, that is, the
     collectibility of the sales price is reasonably assured and the earnings
     process is virtually complete.  The Company determines the collectibility
     of the sales price by evidence supporting the buyers' substantial initial
     and continuing investment in the adult living communities as well as other
     factors such as age, location and cash flow of the underlying property.

     . DEFERRED PROFIT EARNED.  The Company has deferred profits on sales of
     interests in limited partnerships in connection with the Company's
     guarantee of cash flow to the limited partners.  The Company has generally
     guaranteed a 11% to 12% annual return to the limited partners on cash
     invested in the respective limited partnerships for a period of
     approximately five years after the date on which limited partners are
     admitted to the partnership.  The amount of the deferred profit is
     calculated by determining the difference between the underlying property's
     cash flow and the amount needed to meet the limited partners' future
     guarantee and is included in deferred income.  Any changes in the deferred
     income either due to a passage of time or to a decrease or increase in the
     underlying property's cash flow is recorded as additional income or expense
     in the year determined.  For properties that do not meet the Company's
     revenue recognition policy, the Company accounts for the sales under the
     installment method.  Under the installment method the gross profit is
     determined at the time of sale.  The revenue recorded in any given year
     would equal the cash collections multiplied by the gross profit 
     percentage. The Company has deferred all future income to be recognized on
     these transactions.  Losses on these properties are recognized 
     immediately upon sale.

     . INTEREST INCOME.  The Company has note receivables from Investing
     Partnerships which were formed to acquire interests in Owning Partnerships
     which own adult living communities.  Such notes generally have interest
     rates ranging from 11% to 13.875% per annum and are due in installments
     over five years from the date the Investing Partnership acquired its
     interest in the Owning Partnership.  The notes represent senior
     indebtedness of the related limited partnership and are collateralized by
     Investing Partnership's interest in the Owning Partnership that owns the
     related adult living community.  These properties are generally encumbered
     by mortgages.  The mortgages generally bear interest at rates ranging from
     8% to 9.5% per annum.  The mortgages are generally collateralized by a
     mortgage lien on the related adult living communities. Principal and
     interest payments on each note are also collateralized by the investor
     notes payable to the Investing Partnership to which the limited partners
     are admitted.

          The Company also has note receivables from limited partnerships which
     were formed to acquire controlling interests in multi-family properties. 
     The notes have maturity dates ranging from ten to fifteen years from the
     date the partnership interests were sold.  Several notes have reached their
     final maturity dates and these final maturity dates have been extended by
     the Company.  The notes represent senior indebtedness of the related
     limited partnership and are collateralized by a 99% partnership interest in
     the partnership that owns the related multi-family property.  These
     properties are encumbered by mortgages, which generally bear interest rates
     ranging from 7% to 12% per annum.  The mortgages are collateralized by a
     mortgage lien on the related multi-family property.  Interest payments on
     each note also are collateralized by the investor notes.

     . MANAGEMENT FEES.  Property management fees are recognized as revenue when
     related services have been performed.

     REVENUES

        
          Revenues for the three months ended April 30, 1996 were $16.9 million
     compared to $13.3 million for the three months ended April 30, 1995, an
     increase of $3.6 million or 27.1%.  Revenues for the fiscal year ended
     January 31, 1996 ("Fiscal 1995") were $68.3 million compared to $46.3
     million for the year ending January 31, 1995 ("Fiscal 1994"), representing
     an increase of $22.0 million or 47%. Revenues for Fiscal 1994 were $46.3
     million compared to $53.5 million for the year ended January 31, 1994
     ("Fiscal 1993"), representing a decrease of $7.2 million or 13.5%.
         

        
          Sales for the three months ended April 30, 1996 were $10.8 million
     compared to $5.8 million for the three months ending April 30, 1995, an
     increase of $5.0 million or 86.2%.  This increase is attributable to the
     sale of partnership interests relating to two adult living communities in
     the three months ending April 30, 1996 as compared to one adult living
     community in the three months ending April 30, 1995.  Sales for Fiscal 1995
     were $41.4 million compared to $29.0 million for Fiscal 1994, representing
     an increase of $12.4 million or 42.7%. The increase is attributable to the
     sale of partnership interests relating to six adult living communities in
     Fiscal 1995 compared to four in Fiscal 1994. Sales for Fiscal 1994 were
     $29.0 million compared to $29.5 million for Fiscal 1993, representing a
     decrease of $500,000 or 1.7%. In both Fiscal 1994 and 1993, the Company
     arranged for the sale of partnership interests relating to four adult
     living communities. 
         

        
          There was no Deferred profit earned in the three months ended April
     30, 1996 compared to $2.3 million for the three months ended April 30,
     1995, a decrease of $2.3 million or 100.0%.  The Company refinanced a
     number of adult living communities in March 1996, which resulted in the
     return of over $43.0 million of capital to limited partners and which
     reduced the Company's obligations with respect to the guarantee of annual
     returns to such limited partners.  Because the refinancings were completed
     or committed to before the completion of the Company's financial statements
     for Fiscal 1995, the Company recognized deferred profit with respect to
     such refinanced properties in Fiscal 1995 rather than in the three months
     ended April 30, 1996.  Deferred profit earned increased to $9.1 million in
     Fiscal 1995 from $3.5 million in Fiscal 1994, representing an increase of
     $5.6 million or 160%. The increase in the recognition of deferred profits
     earned is primarily as a result of increased cash flows from adult living
     communities and the refinancing of a number of adult living communities in
     March 1996, as described above.  Deferred profits earned in Fiscal 1994
     were $3.5 million compared to $6.7 million for Fiscal 1993, representing a
     decrease of $3.2 million or 47.8%. This decrease is principally due to the
     high amount of deferred profits earned in Fiscal 1993 because of a
     significant increase in the  cash flow of a number of adult living
     communities in that year as compared to previous years, thus allowing for
     the realization of a substantial amount of deferred income in Fiscal 1993. 
     While cash flow from adult living communities continued to increase in
     Fiscal 1994, it did not increase at the same rate as in Fiscal 1993,
     resulting in the realization of less deferred income in Fiscal 1994 than in
     Fiscal 1993.
         

        
          Interest income for the three months ended April 30, 1996 was $6.0
     million compared to $4.1 million for the three months ended April 30, 1995,
     an increase of $1.9 million or 46.3%.  The increase is primarily due to the
     refinancing of a number of adult living communities in March 1996 which
     resulted in the return of over $43.0 million of capital to limited partners
     in the three months ending April 30, 1996, thereby accelerating the receipt
     of scheduled interest payments received by the Company.  Interest income
     for Fiscal 1995 was $12.6 million compared to $9.5 million for Fiscal 1994,
     representing an increase of $3.1 million or 32.6%. Such increase reflects
     the increased aggregate interest received on notes from limited
     partnerships as a result of an increase in the aggregate principal amount
     of such notes.  The increase in aggregate principal amount reflects an
     increase in the number of existing adult living communities operated by the
     Company and in the number of offerings in connection with acquisitions of
     adult living communities to six in Fiscal 1995, compared to four in Fiscal
     1994.  The increase in interest income in Fiscal 1995 also reflects an
     interest payment realized in connection with a mortgage debt restructuring
     for a multi-family property.  Interest income for Fiscal 1994 was $9.5
     million compared to $13.3 million for Fiscal 1993, representing a decrease
     of $3.8 million or 28.5%. This decrease was primarily attributable to the
     continuing decline in the amounts receivable and collected of investor
     notes relating to offerings in connection with acquisitions of multi-family
     properties (which decline reflects the Company's discontinuance of multi-
     family property acquisitions and offerings after 1986), which investor note
     collections were applied as interest payments under their respective
     limited partnership note payable to the Company.
         

         
          Property management fees and other income were $200,000 for the three
     months ended April 30, 1996 compared to $1.0 million for the three months
     ended April 30, 1995, a decrease of $800,000 or 80%.  The decrease is
     primarily due to the increased debt service on various adult living
     communities due to the refinancing of such properties in March 1996, which
     reduced the cash flow produced by such properties and the incentive
     management fees these properties generate.  Property management fees and
     other income were $5.1 million in Fiscal 1995 compared to $4.3 million in
     Fiscal 1994, representing an increase of $800,000 or 18.6%. The increase is
     attributable to additional properties under management as well as higher
     property cash flows for existing properties which generated increased
     incentive management fees. Property management fees and other income
     increased to $4.3 million in Fiscal 1994 compared to $4.1 million in Fiscal
     1993, representing an increase of $200,000 or 4.9%. The increase is
     attributable to additional properties under management during the period.
         

     COST OF SALES

        
          Cost of sales, which include the cash portion of the purchase price
     for properties plus related transaction costs and expenses, for the three
     months ended April 30, 1996 were $5.0 million compared to $4.1 million for
     the three months ended April 30, 1995, an increase of $900,000 or 22%.  The
     increase is due to the acquisition by the Company of two properties in the
     three months ended April 30, 1996 with combined purchase prices of $9.8
     million as compared to the acquisition of one property in the three months
     ended April 30, 1995 with a purchase price of $5.0 million.  Cost of sales
     as a percent of sales decreased from 69.4% for the three months ended April
     30, 1995 to 46.3% for the three months ended April 30, 1996.  This decrease
     can be attributed principally to the Company's ability to acquire
     properties on more favorable terms and to obtain more favorable mortgage
     financings for its acquisitions (i.e. - higher loan-to-value ratios).  Cost
     of sales for Fiscal 1995 was $27.1 million compared to $21.2 million in
     Fiscal 1994, representing an increase of $5.9 million or 27.8%. The
     increase is due to the acquisition by the Company of six properties in
     Fiscal 1995 with combined purchase prices of $35 million as compared to the
     acquisition of four properties in Fiscal 1994 with combined purchase prices
     of $22.3 million.  The increase in the aggregate purchase price of
     properties acquired was partially offset by an increased use of mortgage
     financing for acquisitions in Fiscal 1995 from levels of mortgage financing
     for Fiscal 1994, which reduced cash expenditures by the Company for such
     acquisitions. Cost of sales as a percent of sales decreased from 73.2% in
     Fiscal 1994 to 65.5% in Fiscal 1995.  The decrease can be attributed
     principally to the Company's ability to obtain more favorable mortgage
     financing for its acquisitions (i.e. - higher loan-to-value ratios and
     preferred interest rates), which has contributed to the decrease in the
     cost of sales, and has enabled the Company to also obtain more favorable
     pricing when arranging for the sale of  partnership interests, which has
     contributed to the increase in sales, thus creating larger gross margins. 
     Cost of sales for Fiscal 1994 were $21.2 million compared to $26.5  million
     for Fiscal 1993, a decrease of $5.3 million or 20%. This decrease was due
     primarily to the use of mortgage financing for property acquisitions in
     Fiscal 1994, which reduced cash expenditures by the Company for property
     acquisitions from such expenditures for Fiscal 1993 where no such mortgage
     financing was used. Cost of sales as a percent of sales decreased from 90%
     in Fiscal 1993 to 73.2% in Fiscal 1994.  This decrease is principally due
     to the use of mortgage financing for property acquisitions in Fiscal 1994,
     which reduced cash expenditures by the Company for property acquisitions
     from such expenditures for Fiscal 1993, in which mortgage financing was not
     used.
         

         
          Several factors, including the collapse of the real estate market in
     the late 1980's and early 1990's, which resulted in a number of distressed
     property sales and limited competition from other prospective purchasers,
     allowed the Company to acquire properties on relatively favorable terms. 
     Mortgage financing, however, was generally either not available or
     available only on relatively unattractive terms during this period, which
     made acquisitions more difficult because they either required large outlays
     of cash or the use of mortgage financing on relatively unfavorable terms. 
     During the last several years, several factors have contributed towards a
     trend to less favorable terms for acquisitions of adult living communities,
     including a recovery in the market for adult living communities and
     increased competition from other prospective purchasers of adult living
     communities.  Although the Company has been able to acquire properties on
     more favorable terms in the three months ending April 30, 1996, there can
     be no assurance that this nascent trend towards improving acquisition terms
     will continue.  The Company, however, has been able to obtain mortgage
     financing on increasingly favorable terms (i.e. - the Company has obtained
     mortgages for a greater percentage of the purchase price and at preferred
     rates).  These factors, combined with an overall reduction of interest
     rates, have partially offset the factors that have led to more unfavorable
     acquisition terms.  A significant change in these or other factors
     (including, in particular, a significant rise in interest rates) could
     prevent the Company from acquiring communities on terms favorable enough to
     offset the start-up losses of newly-developed communities as well as the
     Company's debt service obligations, guaranty obligations and the Company's
     selling, general and administrative expenses.  

     SELLING EXPENSES

     
    
   
          Selling expenses for the three months ended April 30, 1996 were $1.8
     million compared to $1.4 million for the three months ended April 30, 1995,
     an increase of $400,000 or 28.6%.  The increase was attributable to
     additional commissions paid for assistance in the sale of limited
     partnership interests and related selling costs in connection with the sale
     of limited partnership interests in partnerships that acquired two adult
     living communities in the three months ended April 30, 1996 compared to the
     sale of limited partnership interests in partnerships that acquired one
     adult living community in the three months ended April 30, 1995 and was
     partially offset by reductions in the rate of commissions paid to brokers
     selling limited partnership interests and reductions in commissions payable
     relating to the sale of limited partnership interests in partnerships that
     acquired multi-family properties prior to 1986.  Selling expenses for
     Fiscal 1995 were $7.6 million compared to $6.0 million in Fiscal 1994,
     representing an increase of $1.6 million or 26.6%. The increase was
     attributable to additional commissions paid for assistance in the sale of
     limited partnership interests and related selling costs in connection with
     the sale of limited partnership interests in partnerships that acquired six
     adult living communities in Fiscal 1995 for $41.4 million compared to the
     sale of limited partnership interests in partnerships that acquired four
     adult living communities in Fiscal 1994 for $29.0 million. Selling expenses
     for Fiscal 1994 were $6.0 million compared to $6.7 million in Fiscal 1993,
     representing a decrease of $700,000 or 10.4%. This decrease is due
     primarily to reductions in the rate of commissions paid to brokers selling
     limited partnership interests. 
         

     INTEREST EXPENSE

        
          Interest expense for the three months ending April 30, 1996 was $4.0
     million compared to $4.4 million for the three months ended April 30, 1995,
     a decrease of $400,000 or 9.1%.  The decrease is primarily due to the
     refinancing of two adult living communities in March 1996.  Until the
     refinancings, the mortgages on the communities were direct obligations of
     the Company and the corresponding interest payments were included in the
     Company's interest expense.  These mortgages are now direct obligations of
     the Owning Partnerships that own these properties and the corresponding
     interest payments are no longer included in interest expense.  Interest
     expense for Fiscal 1995 was $15.8 million compared to $13.6 million for
     Fiscal 1994, representing an increase of $2.2 million or 16.2%.  Interest
     Expense included interest payments on Debenture Debt which had an average
     interest rate of 11.95% per annum and was secured by the Purchase Note
     Collateral.  During Fiscal 1995, total interest expense with respect to
     Debenture Debt was approximately $8.7 million, Purchase Note Collateral
     produced approximately $3.0 million of interest and related payments to the
     Company, which was $5.7 million less than the amount required to pay
     interest on the Debenture Debt.  Interest expense for Fiscal 1994 was $13.6
     million compared to $11.0 million for Fiscal 1993, an increase of $2.6
     million or 23.6%. The increases can be attributed to increases in debt
     during the periods and was somewhat offset by reductions in interest rates
     during the periods. See "Liquidity and Capital Resources."
         

     GENERAL AND ADMINISTRATIVE EXPENSES

        
          General and administrative expenses were $1.9 million for the three
     months ended April 30, 1996 as compared to $1.4 million for the three
     months ended April 30, 1995, an increase of $500,000 or 35.7%.  The
     increase primarily reflects additional salary costs incurred in instituting
     the Company's new development program and in managing and financing the
     Company's portfolio of properties, which increased by two in the three
     months ended April 30, 1996.  General and administrative expenses were $7.8
     million in Fiscal 1995 compared to $6.5 million in Fiscal 1994,
     representing an increase of $1.3 million or 20%. The increase primarily
     reflects additional salary costs incurred in instituting the Company's new
     development program and in managing and financing the Company's portfolio
     of properties, which increased by six in Fiscal 1995, and also reflects
     increases in various office expenses.  General and administrative expenses
     were $6.5 million in Fiscal 1994 compared to $5.2 million in Fiscal 1993 or
     an increase of 23%. The increase primarily reflects the write-off in Fiscal
     1993 of previously existing accounts payable and accrued expenses that the
     Company determined would not be paid.
         

     DEPRECIATION AND AMORTIZATION

        
          Depreciation and amortization for the three months ended April 30,
     1996 was $900,000 compared to $0.6 million for the three months ended April
     30, 1995, an increase of $0.3 million or 50%.  The increase is attributable
     to the issuance of additional Debenture Debt and Unsecured Debt in Fiscal
     1995.  Depreciation and amortization for Fiscal 1995 was $2.6 million
     compared to $2.3 million for Fiscal 1994. Depreciation and amortization
     consists of amortization of deferred debt expense incurred in connection
     with debt issuance. Depreciation and amortization for Fiscal 1994 was $2.3
     million compared to $1.4 million in Fiscal 1993. Depreciation and
     amortization consists of amortization of deferred debt expense incurred
     with debt issuance. The increase can be attributable to the issuance of
     additional Debenture Debt in Fiscal 1993 which had its full amortization
     impact in Fiscal 1994.
          

     LIQUIDITY AND CAPITAL RESOURCES

          The Company historically has financed operations through cash flow
     generated by operations, by arranging for the sale of partnership interests
     and through borrowings consisting of Investor Note Debt, Unsecured Debt,
     Mortgage Debt and Debenture Debt.  The Company's principal liquidity
     requirements are for payment of operating expenses, costs associated with
     development of new adult living communities, debt service obligations and
     guaranteed return obligations to limited partners of Investing Partnerships
     to the extent that guaranteed returns cannot be funded from the cash flow
     of such partnerships.

          The Company's cash and cash equivalents were $18.0 million at January
     31, 1996, $11.0 million  at January 31, 1995 and $9.3 million at January
     31, 1994.  The increase in cash and cash equivalents at January 31, 1996
     reflects, among other things, (i) net income of $6.0 million for Fiscal
     1995, compared to a loss of $4.5 million for Fiscal 1994, (ii) increases in
     loans and accrued interest payable by $52.0 million, and (iii) amortization
     and depreciation for Fiscal 1995 of $2.6 million, offset in part by, among
     other things, (i) a decrease in loans payable by $39.3 million, (ii)
     distributions of $1.7 million and (iii) payments of other notes payable of
     $1.6 million.  The increase in cash and equivalents at January 31, 1995
     reflects, among other things, (i) increases in loans and accrued interest
     payable by $44.0 million and (ii) amortization and depreciation of $2.3
     million offset, in part, by (i) a loss of $4.5 million for Fiscal 1994,
     (ii) a decrease in loans payable by $31.3 million, (iii) distributions of
     $1.9 million and (iv) payments of notes payable of $2.6 million.

        
          At January 31, 1996, the Company had total indebtedness of $140.0
     million, consisting of $78.3 million of Debenture Debt, $18.9 million of
     Unsecured Debt, $12.0 million of Mortgage Debt and $30.0 million of
     Investor Note Debt.  Subsequent to January 31, 1996, the Company has
     reduced outstanding Investor Note Debt from $30 million to $21 million,
     Unsecured Debt from $18.9 million to $17.8 million, and Mortgage Debt from
     $12 million to $6.9 million.  Since that date, Debenture Debt increased
     from $78.3 million to $78.7 million.  As a result, total indebtedness,
     decreased from $140.0 million to $125.2 million and the Company had cash
     and cash equivalents at April 30, 1996 of $12.4 million.  Contributing to
     this debt repayment was the refinancing in March 1996 of certain adult
     living communities the Company manages resulting in the return of over $43
     million of capital to limited partners and the reduction of both Investor
     Note Debt and Mortgage Debt.
         

        
          At January 31, 1996, the Company had approximately $37.2 million
     principal amount of debt that matures during the year ending January 31,
     1997.  Of this amount, $6.8 million is Investor Note Debt which the Company
     anticipates will be repaid through the collection of investor notes.  The
     balance, approximately $30.4 million, included $9.9 million of Debenture
     Debt, $5.2 million of Mortgage Debt and $15.3 million of Unsecured Debt. 
     The Company repaid the entire $5.2 million of Mortgage Debt due by January
     31, 1997 by refinancing said debt, which refinanced debt became obligations
     of the partnerships that own the properties and ceased being obligations of
     the Company.  The Company anticipates that the balance of $9.9 million of
     Debenture Debt and $15.3 million of Unsecured Debt that matures during the
     current fiscal year, together with interest on outstanding debt, will be
     repaid from the Company s existing cash and cash equivalents, which
     amounted to $12.4 million on April 30, 1996, along with the cash flow that
     will be generated by property operations and by arranging for the sale of
     partnership interests to finance the acquisition of additional existing
     adult living communities.  However, competition to acquire such communities
     has intensified and there can be no assurance that the Company will be able
     to acquire such communities on terms favorable enough to offset start-up
     costs of newly developed communities and the cash requirements of the
     Company's existing operations and debt service.
         

        
          The Company has financed the acquisition of the adult living
     communities it operates by arranging for the private placement of limited
     partnership interests, and intends to continue this practice for all of its
     future acquisitions of existing communities.  Past offerings have included,
     and it is anticipated that future offerings will include, a guaranty from
     the Company that the limited partners will receive during a five-year
     period an annual return generally equal to 11% to 12% of their then paid-in
     capital.  The Company is required to pay to limited partners any part of
     such guaranteed return not paid from cash flow from the related property. 
     During Fiscal 1995 and the three months ended April 30, 1996, the Company
     paid approximately $1,025,120 and $675,444, respectively, with respect to
     its guaranteed return obligations.  The increase in the amount the Company
     paid with respect to its guaranteed return obligations in the three month
     period ended April 30, 1996 is due to the refinancing of a number of its
     adult living communities and is offset and exceeded by an increase in
     interest income received by the Company during the three months ended April
     30, 1996, which was also the result of such refinancings.  The refinancings
     resulted in the return of over $43 million of capital to limited partners,
     which reduced the amount of capital upon which the Company is obligated to
     guarantee a return.  The refinancings also resulted in increased debt
     service payments by the Owning Partnerships which own the refinanced adult
     living communities.  These debt service payments reduced the cash flow
     available to pay the guaranteed return to limited partners during the three
     months ended April 30, 1996.  The decrease in available cash flow exceeded
     the reduction in the Company's guaranteed returned obligations and,
     therefore, increased the amount required to be paid by the Company with
     respect to such guaranteed return obligations.  The aggregate amount of the
     Company's guaranteed return obligations will depend upon a number of
     factors, including, among others, the expiration of such obligations for
     certain partnerships, the cash flow generated by the properties and the
     terms of future offerings by Investing Partnerships.  The Company
     anticipates that for at least two years the guaranteed return obligations
     with respect to existing and future Investing Partnerships will exceed the
     cash flow generated by the related properties, which will result in the
     need to utilize cash generated by the Company to pay limited partners in
     such partnerships their guaranteed return.  The Company will attempt  to
     structure future offerings to minimize the likelihood that it will be
     required to utilize the cash it generates to pay guaranteed returns to
     limited partners, but there can be no assurance that this will be the case.
     In addition, in the past, limited partners have been allowed to prepay
     capital contributions.  These prepayments reduce the recorded value of the
     Company's note receivables and reduce interest income received by the
     Company.  Pursuant to the terms of offerings, the Company, as the general
     partner of each Investing Partnership, has the option not to accept and may
     not accept, future prepayments by limited partners of capital
     contributions.
         

          The future growth of the Company will be based upon the continued
     acquisition of existing adult living communities and the development of
     newly-constructed adult living communities.  The Company anticipates that
     it will acquire between four and eight existing adult living communities
     over the next two years. It is anticipated that future acquisitions of
     existing adult living communities will be financed by a combination of
     mortgage financing and by arranging for the sale of partnership interests. 
     The Company regularly obtains such acquisition financing from three
     different commercial mortgage  lenders and, in view of its ready access to
     such mortgage financing, has not sought any specific commitments or letters
     of intent with regard to future , unidentified acquisitions.  Similarly,
     the Company believes that it has sufficient ability to finance its future
     acquisitions in part by arranging for the sale of partnership interests. 
     Limited partners typically agree to pay their capital contributions over a
     five-year period, and deliver notes representing the portion of their
     capital contribution that has not been paid in cash.  The Company borrows
     against the notes delivered by investors to generate cash when needed,
     including to pursue its development plan and to repay debt.  The Company s
     present Investor Note Debt lenders do not have sufficient lending capacity
     to meet all of the Company s future requirements.  However, the Company
     currently is negotiating with several new Investor Note Debt lenders which
     the Company believes will have sufficient lending capacity to meet all of 
     the Company s foreseeable Investor Note Debt borrowing requirements.

          The Company also has implemented a new development plan pursuant to
     which it currently intends to construct between 18 and 24 new  adult living
     communities during the next two years.  The Company will utilize the
     proceeds of this offering plus mortgage financing to construct, own and
     operate new communities.  The Company has obtained a letter of intent from
     Fleet Bank to provide up to $40.0 million in financing, including up to
     $20.0 million for the construction of new adult living communities.  The
     Company also intends to utilize long-term lease financing arrangements to
     develop and operate new communities.  The Company has obtained a letter of
     intent from Capstone for up to $39.0 million for the development of four
     adult living communities that will be operated by the Company pursuant to
     long-term leases with Capstone.  These arrangements are anticipated to be
     sufficient to finance the Company s development plan through the end of its
     current fiscal year.  The Company is actively engaged in negotiations with
     other mortgage and long-term lease lenders to provide additional
     construction financing for future years.


                                       BUSINESS

     GENERAL

          Grand Court Lifestyles, Inc. (the "Company") is one of the largest
     operators of adult living communities in the United States, operating
     facilities offering both independent- and assisted-living services.  The
     American Seniors Housing Association ranks the Company as one of the top
     ten owners and operators of adult living communities.  The Company
     currently operates 30 adult living communities containing 4,350 apartment
     units in 11 states in the Sun Belt and the Midwest.  The Company also
     operates one skilled nursing facility containing 60 beds and one of the
     adult living facilities it operates contains 70 skilled nursing beds.  The
     facilities operated by the Company had an average occupancy rate of
     approximately 93% at May 31, 1996.  The Company is a fully integrated
     provider of adult living accommodations and services which acquires,
     finances, develops and manages adult living communities.  The Company's
     operating objective is to provide high-quality, personalized living
     services to senior residents, primarily persons over the age of 75.

          Current demographic trends suggest that demand for both independent-
     living and assisted-living services will continue to grow.  According to
     U.S. Bureau of Census data, the Company's target market, people over age
     75, is one of the fastest growing segments of the U.S. population and is
     projected to increase by more than 32% to 17.1 million between 1990 and
     2000.  While the population of seniors grows, other demographic trends
     suggest that an increasing number of them will choose adult living centers
     as their residences.  The median net worth of householders over age 75 has
     increased to over $75,000.  At the same time, the number of seniors living
     alone has increased, while women, who have been the traditional care-
     givers, are more likely to be working and unable to provide care in the
     home.  Many seniors find that adult living centers provide them with a
     number of services and features that increasingly they are unable to find
     at home, including security, good nutritious food and companionship. 
     Furthermore, a recent Federal study indicates that, despite the growth in
     the elderly population, the percentage of elderly that are disabled and
     need assistance with activities of daily living ("ADLs") has decreased
     substantially and is expected to continue to decrease.  This suggests that
     demand for independent living communities will increase in the future.

          Assisted-living supplements independent-living services with
     assistance with ADLs in a cost effective manner while maintaining
     residents' independence, dignity and quality of life.  Such assistance
     consists of personalized support services and health care in a non-
     institutional setting designed to respond to the individual needs of the
     elderly who need assistance but who do not need the level of health care
     provided in a skilled nursing facility.

        
          The Company has instituted a development plan which will result in
     the new construction of between 18 and 24 adult living communities during
     the next two years which it will own or will operate pursuant to long-term
     leases or similar arrangements.  The Company anticipates that each new
     community to be developed by it will offer both independent- and assisted-
     living.  The Company's development plan contemplates its first new
     communities being built in Texas, where, as of June 12, 1996, it owns one
     site and holds options to acquire seven additional sites.  The Company
     generally plans to concentrate on developing projects in only a limited
     number of states at any given time.  The Company believes that this focus
     will allow it to realize certain efficiencies in the development and
     management of communities.  The Company also plans to expand its portfolio
     of adult living communities by acquiring between four and eight communities
     during the next two years and to finance the acquisitions by arranging for
     the sale of partnership interests in limited partnerships.  The Company is
     the managing general partner of the partnerships that own all but one of
     the 30 adult living centers and one nursing home in its current portfolio
     and will continue to act in this capacity for all future properties which
     it acquires.  All of the adult living communities and the one nursing home
     are managed by the Company pursuant to written management contracts.  
         

          The Company's adult living communities offer personalized assistance,
     supportive services and selected health care services in a professionally
     managed group living environment.  Residents may receive individualized
     assistance which is available 24 hours a day, and is designed to meet their
     scheduled and unscheduled needs.  The services for independent-living
     generally include three restaurant-style meals per day served in a common
     dining room, weekly housekeeping and flat linen service, social and
     recreational activities, transportation to shopping and medical
     appointments, 24 hour security and emergency call systems in each unit. 
     The services for assisted-living residents generally include those provided
     to independent-living residents, as supplemented by assistance with ADLs
     including eating, bathing, dressing, grooming, personal hygiene and
     ambulating; health monitoring; medication management; personal laundry
     services; and daily housekeeping services.

          The Company focuses exclusively on "private-pay" residents, who pay
     for housing or related services out of their own funds or through private
     insurance, rather than relying on the few states that have enacted
     legislation enabling assisted-living facilities to receive Medicaid funding
     similar to funding generally provided to skilled nursing facilities.  The
     Company intends to continue its "private-pay" focus as it believes this
     market segment is, and will continue to be, the most profitable.  This
     focus will enable the Company to increase rental revenues as demographic
     pressure increases demand for adult living facilities and avoid potential
     financial difficulties it might encounter if it were dependent on Medicaid
     or other government reimbursement programs that may suffer from health care
     reform, budget deficit reduction or other pending or future government
     initiatives.

     THE LONG TERM CARE MARKET

          The long-term care services industry encompasses a broad range of
     accommodations and healthcare services that are provided primarily to
     seniors.  Independent-living communities attract seniors who desire to be
     freed from the burdens and expense of home ownership, food shopping and
     meal preparation and who are interested in the companionship and social and
     recreational opportunities offered by such communities.  As a senior's need
     for assistance increases, the provision of assisted-living services in a
     community setting is more cost-effective than care at home or in a nursing
     home.  A community which offers its residents assisted-living services can
     provide assistance with various ADLs (such as bathing, dressing, personal
     hygiene, grooming, ambulating and eating), support services (such as
     housekeeping and laundry services) and health-related services (such as
     medication supervision and health monitoring), while allowing seniors to
     preserve a high degree of autonomy.  Generally, residents of assisted-
     living communities require higher levels of care than residents of
     independent-living facilities, but require lower levels of care than
     residents of skilled-nursing facilities.

     FAVORABLE TRENDS

          The Company believes its business benefits from significant trends
     affecting the long-term care industry.  The first is an increase in the
     demand for elder care resulting from the continued aging of the U.S.
     population, with the average age of the Company's residents (83 years old)
     falling within the fastest growing segments of the U.S. population.  While
     increasing numbers of Americans are living longer and healthier lives, many
     choose community living as a cost-effective method of obtaining the
     services and life-style they desire.  Adult living facilities that offer
     both independent and assisted-living services give seniors the comfort of
     knowing that they will be able to "age in place" -- something they are
     increasingly unable to do at home.

          The primary consumers of long-term care services are persons over the
     age of 65.  This group represents one of the fastest growing segments of
     the population.  According to U.S. Bureau of the Census data, the number of
     people in the U.S. age 65 and older increased by more than 27% from 1981 to
     1994, growing from 26.2 million to 33.2 million.  The segment of the
     population over 85 years of age, which comprises the largest percentage of
     residents at long-term care facilities, is projected to increase by more
     than 37% between the years 1990 and 2000, growing from 3.0 million to 4.1
     million.  The Company believes that these trends depicted in the graph
     below will contribute to continued strong demand for adult living
     communities.

        
        PROJECTED PERCENTAGE CHANGE IN THE ELDERLY POPULATION OF THE U.S.

                      1981     1990     1995     2000     2005     2010   
                      ----     ----     ----     ----     ----     ----

     65-84              0      17.5%    25.2%    26.2%    27.3%    34.6%
     85+                0      28.4%    54.3%    76.3%    94.1%   112.7%

     Source:  U.S. Bureau of the Cencus

  
          Other trends benefiting the Company include the increased financial
     net worth of the elderly population, the changing role of women and the
     increase in the population of individuals living alone.  As the number of
     elderly in need of assistance has increased, so too has the number of the
     elderly able to afford residences in communities which offer independent
     and/or assisted-living services.  According to U.S. Bureau of the Census
     data, the median net worth of householders age 75 or older has increased
     from $55,178 in 1984 and $61,491 in 1988 to $76,541 in 1991.  Furthermore,
     according to the same source, the percentage of people 65 years and older
     below the poverty line has decreased from 24.6% in 1970 to 15.7% in 1980 to
     12.2% in 1990.  Historically, unpaid women (mostly daughters or daughters-
     in-law) represented a large portion of the care givers of the non-
     institutionalized elderly.  The increased number of women in the labor
     force, however, has reduced the supply of care givers, and led many seniors
     to choose adult living communities as an alternative.  Since 1960, the
     population of individuals living alone has increased significantly as a
     percentage of the total elderly population.  This increase has been the
     result of an aging population in which women outlive men by an average of
     6.8 years, rising divorce rates, and an increase in the number of unmarried
     individuals.  The increase in the number of the elderly living alone has
     also led many seniors to choose to live in adult living communities.

          The increased financial net worth of the elderly population is
     illustrated by the following chart:


                                 MEDIAN NET WORTH

                              1988                 1991
                              ----                 ----

           45-54             57,466               58,250

           55-64             80,032               83,041

           65+               73,471               88,192


          A trend benefiting the Company, and especially its provision of
     independent-living services, is that as the population of seniors swells,
     the percentage of seniors that are disabled and need assistance with ADLs
     has steadily declined.  According to the National Long Term Care Surveys, a
     federal study, disability rates for persons aged 65 and older have declined
     by 1 to 2 percent each year since 1982, the year the study was commenced. 
     In 1982, approximately 21% of the 65 and over population was disabled and
     in 1995 only 10% was disabled.  This trend suggests that demand for
     independent living services will increase in the future.

          Another trend benefiting the Company, and especially its provision of
     assisted-living services, is the effort by the government, private insurers
     and managed care organizations to contain health care costs by limiting
     lengths of stay, services, and reimbursement amounts.  This has resulted in
     hospitals discharging patients earlier and referring them to nursing homes.
     At the same time, nursing home operators continue to focus on providing
     services to sub-acute patients requiring significantly higher levels of
     skilled nursing care.  The Company believes that this "push down" effect
     has and will continue to increase demand for assisted-living facilities
     that offer the appropriate levels of care in a non-institutional setting in
     a more cost-effective manner.  The Company believes that all of these
     trends have, and will continue to, result in an increasing demand for adult
     living facilities which provide both independent and assisted-living
     services.

     STRATEGY

          GROWTH.  The Company's growth strategy focuses on the development of
     communities offering both independent and assisted-living apartment units
     and on continued intensive communities management.  The Company believes
     that there are numerous markets that are not served or are underserved by
     existing adult living communities and intends to take advantage of these
     circumstances, plus the present availability of construction financing on
     favorable terms, to develop new communities of its own design in desirable
     markets.  Historically, the Company has expanded by acquisition of existing
     communities.  The Company has taken advantage of the inexperience and
     operating inefficiencies of the previous owners of these communities and
     has improved the financial performance of these properties by implementing
     its own management and marketing techniques.  The Company's sophistication
     in management and marketing is evidenced by its approximate 93% occupancy
     rate at May 31, 1996 at its existing communities.

          The Company will continue to acquire existing communities and intends
     to finance these acquisitions, in part, by arranging for the sale of
     partnership interests in such communities.  The Company believes that its
     continuing acquisition and financing of adult living communities will
     provide additional cash flow to help the Company pursue its development
     program.  The Company also believes its established ability to privately
     place equity and debt securities will help insure its ability to pursue its
     development plan regardless of changes in the economy that may make
     conventional and sale/leaseback construction financing unavailable or
     available on only unfavorable terms.

          Senior management, collectively, has over 80 years of experience in
     the acquisition, financing, development and management of multi-family
     housing, having acquired or developed and, in most cases, managed a
     property portfolio consisting of approximately 20,000 multi-family
     apartment units.  In addition, senior management of the Company has over 40
     years experience in the long-term care industry including independent-
     living, assisted-living and, to a lesser extent, skilled-nursing
     communities.

          NEW DEVELOPMENT.  The Company's development plan emphasizes a
     "prototype" adult living community that it has designed.  The prototype
     incorporates attributes of the various communities managed by the Company,
     which it believes appeal to the elderly.  The prototype has been designed
     to be built in two sizes: one containing 126 apartment units and the other
     142 apartment units.  In all other respects, the two sizes of the prototype
     are identical and both will be located on sites of up to seven acres.  The
     Company believes that its development prototype is larger than many
     independent-living and most assisted-living communities, which typically
     range from 40 to 80 units.  The Company believes that the greater number of
     units will allow the Company to achieve economies of scale in operations,
     resulting in lower operating costs per unit, without sacrificing quality of
     service.  The Company designed its prototype to achieve economics of scale
     in management and operations.  These savings primarily are achieved through
     lower staffing, maintenance and food preparation costs per unit, without
     sacrificing quality of service.  In that the time and effort required to
     develop a community (including site selection, land acquisition, zoning
     approvals, financing, and construction) do not vary materially for a larger
     community than for a smaller one, developmental economics of sale are also
     realized in that more apartment units are being produced for each community
     that is developed.

          Common areas will include recreation areas, dining rooms, a kitchen,
     administrative offices, an arts and crafts room, a multi-purpose room,
     laundry rooms for each floor, a beauty salon/barber shop, a library reading
     area, card rooms, a billiards room, a health center to monitor residents'
     medical needs and covered and assigned parking.  The Company believes that
     the common areas and amenities offered by prototype represent the state of
     the art for independent-living communities and are superior to those
     offered by smaller independent-living communities or by most communities
     that offer only assisted living services.  Unit sizes will range from 432
     square feet for a studio to 1,062 square feet for a two bedroom/two bath
     unit.  The Company's 126-unit prototype contains 15 studio apartments, 105
     one bedroom/one bathroom units and six two bedroom/two bathroom units.  The
     126-unit prototype will encompass approximately 110,000 square feet.  The
     142 unit prototype contains 46 studio apartments, 92 one bedroom/one
     bathroom apartments and 4 two bedroom/two bathroom apartments.  The 142-
     unit prototype will encompass approximately 120,000 square feet.  Each
     apartment unit will be a full apartment, including a kitchen or
     kitchenette.

          Each community will offer residents a choice between independent-
     living and assisted-living services.  As a result, the market for each
     community will be broader than for communities that offer only either
     independent-living or assisted-living services.  Due to licensing
     requirements and the expense and difficulty of converting existing
     independent-living units to assisted-living units, independent-living and
     assisted-living units in many communities generally are not
     interchangeable.  However, the prototype is designed to allow, at any time,
     for conversion of units, at minimum expense, for use as either independent-
     living or assisted-living units.  Each community therefore may adjust its
     mix of independent-living and assisted-living units as the market or
     existing residents demand.   The Company believes that part of the appeal
     of this type of community is that residents will be able to "age in place"
     with the knowledge that they need not move to another community if they
     require assistance with ADLs.  The Company believes that the ability to
     retain residents by offering them higher levels of services will result in
     stable occupancy with enhanced revenue streams.

          MARKET SELECTION PROCESS.  In selecting geographic markets for
     potential expansion, the Company considers such factors as a potential
     market's population, demographics and income levels, including the existing
     and anticipated future population of seniors who may benefit from the
     Company's services, the number of existing long-term care communities in
     the market area and the income level of the target population.  While the
     Company does not apply its market selection criteria mechanically or
     inflexibly, it generally seeks to select adult living community locations
     that are non-urban with populations of no more than 100,000 people and
     containing 3,000 elderly households within a 20-mile radius with an annual
     income of at least $35,000, and have a regulatory climate that the Company
     considers favorable toward development.  The Company has found that
     communities with these characteristics, so-called "secondary markets,"
     generally have a receptive population of seniors who desire and can afford
     the services offered in the Company's adult living communities.  In
     focusing on secondary markets, the Company believes it will avoid
     overdevelopment to which primary markets are prone and obtain the benefit
     of demographic concentrations that do not exist in yet smaller markets.

          While not limiting itself to any specific geographic market, the
     Company generally plans to concentrate its development projects to only a
     limited number of states at any given time.  This focus will allow the
     Company to realize certain efficiencies in the development process and in
     the management of the communities.  For 1996, the Company anticipates that
     its development efforts will be focused primarily in the State of Texas. 
     The Company currently owns one development site in Corpus Christi, Texas
     and has obtained a letter of intent from Fleet Bank for $40.0 million of
     financing for the construction of new adult living communities and the
     acquisition of existing communities and a letter of intent from Capstone
     for $39 million of sale/leaseback construction financing.  Construction is
     expected to commence in July 1996.  The Company also has obtained options
     to acquire seven additional sites in Amarillo, El Paso, Round Rock, San
     Angelo, Temple, Tyler and Wichita Falls, Texas.  The Company anticipates
     that it will commence construction on between 18 and 24 new communities in
     the next two years.  The Company also anticipates developing adult living
     communities in one or more of the following states:  New Mexico, North
     Carolina, South Carolina, and Kentucky.

          CENTRALIZED MANAGEMENT.  The adult living business is a highly
     management intensive one.  While the location of a community and its
     physical layout are extremely important, another key to the success of an
     adult living community lies in the ability to maximize its financial
     potential through sophisticated, experienced management.  Such success
     requires the establishment and supervision of programs involving the
     numerous facets of an adult living community, including menu planning, food
     and supply purchasing, meal preparation and service, assistance with
     "activities of daily living," recreational activities, social events,
     health care services, housekeeping, maintenance and security. The Company's
     strategy emphasizes centralized management in order to achieve operational
     efficiencies and ensure consistent quality of services.  The Company has
     established standardized policies and procedures governing, among other
     things, social activities, maintenance and housekeeping, health care
     services, and food services.  An annual budget is established by the
     Company for each community against which performance is tested each month.

          MARKETING.  Marketing is critical to the rent up and continued high
     occupancy of a community.   The Company's marketing strategy focuses on
     enhancing the reputation of the Company's communities and creating
     awareness of the Company and its services among potential referral sources.
     The Company's experience is that satisfied residents and their families are
     an important source of referrals for the Company.  In addition, the Company
     plans to use its common community design and its "The Grand Court"
     trademarked name to promote national brand-name recognition.

     SERVICES

          It is important to identify the specific tastes and needs of the
     residents of an adult living community, which can vary from region to
     region and from one age group to the next.  Residents who are 70 years old
     have different needs than those who are 85.  The Company has retained a
     gerontologist to insure that programs and activities are suitable for all
     of the residents in a community and that they are adjusted as these
     residents "age in place".  Both independent and assisted-living services
     will be offered at all of the Company's newly, developed communities.  

          BASIC SERVICE AND CARE PACKAGE.  The Company provides four levels of
     service at its adult-living communities:

          Level I is Independent Living which includes three meals per day,
     weekly housekeeping, activities program, 24-hour security and
     transportation for shopping and medical appointments.

          Level II or Catered Living offers all of the amenities of Level I in
     addition to all utilities, personal laundry and daily housekeeping.

          Level III is Assisted Living, which offers three meals per day, daily
     housekeeping, 24-hour security, all utilities, medication management,
     activities and nurse's aides to assist the residents in daily bathing and
     dressing.

          Level IV is especially designed to meet the needs of our assisted
     living residents who require increased assistance with the activities of
     daily living.  We are able to accommodate residents with walkers or
     wheelchairs, or who suffer from the early stages of Alzheimer's. 
     Rehabilitative services such as physical and speech therapy are also
     provided by licensed third party home health care providers.  Each resident
     can design a package of services that will be monitored by his or her own
     physician.

          The Company charges an average fee of $1,400 per month for Level One
     services, $1,700 per month for Level Two services, $2,000 per month for
     Level Three services, and $2,500 per month for Level IV services, but the
     fee levels vary from community to community.  As the residents of the
     communities managed by the Company continue to age, the Company expects
     that an increasing number of residents will utilize Level Three and Level
     Four services.  The Company's internal growth plan is focused on increasing
     revenue by continuing to expand the number and diversity of its tiered
     additional assisted-living services and the number of residents using these
     services.

     COMMUNITIES

          The Company currently operates 30 communities containing 4,350 units
     and one nursing home containing 60 beds.  One of the Company's adult living
     communities contains 70 nursing home beds.  The following chart sets forth
     information regarding the communities operated by the Company:

                                                               Occupancy
                                            Number    Year       % at
                                              of    Acquired    May 31,
           Community (1)           State    Units      (2)       1996
           ------------            -----    -----    -------    -------

           The Grand Court        Arizona   136       1991      98%
           Phoenix

           The Grand Court Fort   Florida   184       1989      95%
           Myers

           The Grand Court        Florida   126       1996      85%
           Lakeland

           The Grand Court Lake   Florida   170       1992      91%
           Worth

           The Grand Court North  Florida   189       1995      60%
           Miami

           The Grand Court        Florida    60       1994      91%
           Pensacola

           The Grand Court I      Florida    72       1994      87%
           Pompano Beach(3)

           The Grand Court II     Florida    42       1994      88%
           Pompano Beach(3)

           The Grand Court        Florida    94       1995      97%
           Tavares

           The Grand Court        Illinois   76       1993     100%
           Belleville              

           The Grand Court II     Kansas    127       1994      97%
           Kansas City

           The Grand Court        Kansas    275       1990      97%
           Overland Park

           The Grand Court        Michigan  164       1993      95%
           Farmington Hills        

           The Grand Court Novi   Michigan  114       1994      98% 

           The Grand Court I      Missouri  167       1989      97%
           Kansas City             

           The Grand Court III    Missouri  217       1991      80%
           Kansas City             

           The Grand Court IV     Missouri  237       1990      69%
           Kansas City             

           The Grand Court Las    Nevada    152       1991     100%
           Vegas

           The Grand Court        Ohio      120       1994     100%
           Columbus

           The Grand Court        Ohio      185       1994      99%
           Dayton 

           The Grand Court        Ohio       73       1992      99%
           Findlay

           The Grand Court        Ohio       77       1992     100%
           Springfield

           The Grand Court I      Tennessee 143(4)    1995      99%
           Chattanooga             

           The Grand Court II     Tennessee 146       1995      99%
           Chattanooga             

           The Grand Court        Tennessee 197       1992      98%
           Memphis                 

           The Grand Court Bryan  Texas     180       1993      98%

           The Grand Court        Texas     132       1990      96%
           Longview

           The Grand Court        Texas     139       1991      99%
           Lubbock

           The Grand Court I San  Texas     198       1993      98%
           Antonio

           The Grand Court II San Texas      60(5)    1995      87%
           Antonio

           The Grand Court        Texas      60       1996      98%
           Weatherford

           The Grand Court        Virginia   98       1995      97%
           Bristol                 

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

          (1)  In certain cases, more than one Investing Partnership owns
               an interest in one Owning Partnership.  There are
               therefore, more Investing Partnerships than there are
               Owning Partnership.  One of the Owning Partnerships owns
               two adult living communities, one Owning Partnership owns
               one adult living community and one nursing home.  In
               addition, the Company's properties in Pompano Beach,
               Florida are adjacent to one another and are counted as one
               property.  As a result, there are 32 communities listed,
               but only 29 Owning Partnerships.  See "  Partnership
               Offerings."

          (2)  Represents year in which an affiliate of the Company
               acquired the community.

          (3)  These are adjacent properties and are counted as one adult
               living community.

          (4)  Grand Court I Chattanooga's unit count includes a 70-bed
               nursing wing.

          (5)  Grand Court II San Antonio is a 60-bed licensed nursing
               facility.

             
              

               All 30 adult living communities and the nursing home are
          managed by the Company in its capacity as property manager and,
          for all but one of the related owning partnerships, as managing
          general partner. Because the Company serves as both the managing
          general partner and the property manager, it receives partnership
          administration fees and property management fees. As the managing
          general partner of these partnerships, the Company generally has
          full authority and power to act for the partnerships as if it
          were the sole general partner. The Company has fiduciary
          responsibility for the management and administration of these
          partnerships and, subject to certain matters requiring the
          consent of the other partners such as a sale of the related
          property, may generally, on behalf of the partnerships, borrow
          money, execute contracts, employ persons and services, compromise
          and settle claims, determine and pay distributions, prepare and
          distribute reports, and take such other actions which are
          necessary or desirable with respect to matters affecting the
          partnerships or individual partners.  See "  Partnership
          Offerings."

          OPERATIONS

               CORPORATE.  Over the past ten years the Company has
          developed extensive policies, procedures and systems for the
          operation of its adult-living communities.  The Company also has
          adopted a formal quality assurance program. In connection with
          this program the Company requires a minimum of two full-day
          annual quality assurance reviews at each community. The entire
          regional staff team participates in the review which thoroughly
          examines all aspects of the long-term care community from the
          provision of services to the maintenance of the physical
          buildings. The reports generated from these quality assurance
          reviews are then implemented by the community administrator.
          Corporate headquarters also provides human resources services, a
          licensing facilitator, and in-house accounting and legal support
          systems.

               REGIONAL.  The Company has nine regional administrators: 
          one responsible for three communities in Florida, one responsible
          for six communities in Tennessee, Texas, Arizona and Nevada, one
          responsible for five communities in Texas and Virginia, one
          responsible for five communities in Ohio and Tennessee, one
          responsible for five communities in Missouri, Kansas, and
          Michigan, one responsible for four communities in Florida, one
          responsible for three communities in Missouri and Illinois and
          one who oversees the food division.  In addition, one regional
          administrator and various other Company personnel oversee the
          third-party managing agents that operate multi-family properties
          in which the equity interests are pledged to the Company to
          secure notes owed to it.  Each regional administrator is reported
          to by the manager of those communities he oversees.

               COMMUNITY.  The management team at each community consists
          of an administrator, who has overall responsibility for the
          operation of the community, an activity director, a marketing
          director and, at certain larger communities, one or two assistant
          administrators. Each community which offers assisted-living
          services has a staff responsible for the assisted-living care
          giving services.  This staff consists of a lead resident aide, a
          medication room aide, certified nurse aides and trained aides,
          and, in those states which so require, registered nurses. At
          least one staff member is on duty 24 hours per day to respond to
          the emergency or scheduled 24-hour assisted-living services
          available to the residents. Each community has a kitchen staff, a
          housekeeping staff and a maintenance staff. The average community
          currently operated by the Company has 40 to 50 full-time
          employees depending on the size of the community and the extent
          of services provided in that community.

               The Company places emphasis on diet and nutrition, as well
          as preparing attractively presented healthy meals which can be
          enjoyed by the residents. The Company's in-house food service
          program is led by a regional administrator who reviews all menus
          and recipes for each community. The menus and recipes are
          reviewed and changed based on consultation with the food director
          and input from the residents. The Company provides special meals
          for residents who require special diets.

               EMPLOYEES.  The Company emphasizes maximizing each
          employee's potential through support and training. The Company's
          training program is conducted on three levels. Approximately six
          times per year, corporate headquarters staff conduct training
          sessions for the management staff in the areas of supervision and
          management skills, and caring for the needs of an aging
          population. At the regional level, regional staff train the
          community staff on issues such as policies, procedures and
          systems, activities for the elderly, the administration and
          provision of specific services, food service, maintenance,
          reporting systems and other operational areas of the business. 
          At the community level, the administrators of each community
          conduct training sessions on at least a monthly basis relating to
          various practical areas of care-giving at the community.  These
          monthly sessions cover, on an annual basis, all phases of the
          community's operations, including special areas such as safety,
          fire and disaster procedures, resident care, and policies and
          procedures.

          PARTNERSHIP OFFERINGS

               Historically, the Company has financed the acquisition and
          development of adult living properties by utilizing mortgage
          financing and by arranging for the sale of limited partnership
          interests in Investing Partnerships formed to acquire controlling
          interests in Owning Partnerships.  The Company is the general
          partner of all but one of the Owning Partnerships that own the
          adult living communities currently included in the Company's
          portfolio and the Company manages all of the adult living
          communities in its portfolio.  The Company is also the general
          partner of 22 of the 34 Investing Partnerships.  As the general
          partner of such partnerships the Company has a participation in
          the cash flow, sale proceeds and refinancing proceeds of the
          properties after certain priority payments to the limited
          partners.  Typically, an Owning Partnership is organized by the
          Company to acquire a property which the Company has identified
          and selected based on a broad range of factors.  Generally, 99%
          to 100% of the partnership interests in an Operating Partnership
          initially are owned by the Company.  An Investing Partnership is
          formed as a limited partnership for the purpose of acquiring all
          or a portion of the total partnership interests owned by the
          Company.  Limited partnership interests in the Investing
          Partnership are sold to investors in exchange for (i) all cash or
          (ii) a cash down payment and full recourse promissory notes (an
          "Investor Note").  In the case of an investor that does not
          purchase a limited partnership interest for all cash, the
          investor's limited partnership interest (a "Limited Partnership
          Interest") serves as collateral security for that investor's
          Investor Note.  Under the terms of an agreement (a "Purchase
          Agreement"), the Investing Partnership purchases from the Company
          the partnership interests in the Operating Partnership partially
          with cash raised from the cash down payment made by its investors
          and the balance by the delivery of the Investing Partnership's
          promissory note (a "Purchase Note").  The Purchase Notes executed
          by Investing Partnerships prior to 1986 have balloon payments of
          principal due on maturity.  The Purchase Notes executed since
          January 1, 1987 are self-liquidating (without balloon payments). 
          The Investing Partnership, as collateral security for its
          Purchase Note, pledges to the Company the Investor Notes received
          from its investors, its interest in the Limited Partnership
          Interests securing the Investor Notes, as well as the entire
          partnership interest it holds in the Owning Partnership which it
          purchased from the Company.

             
               The limited partners in Investing Partnerships typically
          agree to pay their capital contributions over a five-year period. 
          Past offerings have, and it is anticipated that future offerings
          will, include a guaranty that the limited partners will receive
          distributions during each of first five years of their investment
          equal to between 11% to 12% of their paid-in capital.  The
          Company is required to pay to limited partners any part of such
          guaranteed return not paid from cash flow from the related
          property.  During Fiscal 1995 and the three months ended April
          30, 1996, the Company paid approximately $1,025,120 and $675,444,
          respectively, with respect to its guaranteed return obligations. 
          The increase in the amount the Company paid with respect to its
          guaranteed return obligations in the three month period ended
          April 30, 1996 is due to the refinancing of a number of its adult
          living communities and is offset and exceeded by an increase in
          interest income received by the Company during the three months
          ended April 30, 1996, which was also the result of such
          refinancings.  The refinancings resulted in the return of over
          $43 million of capital to limited partners, which reduced the
          amount of capital upon which the Company is obligated to
          guarantee a return.  The refinancings also resulted in increased
          debt service payments by the Owning Partnerships which own the
          refinanced adult living communities.  These debt service payments
          reduced the cash flow available to pay the guaranteed return to
          limited partners during the three months ended April 30, 1996. 
          The decrease in available cash flow exceeded the reduction in the
          Company's guaranteed returned obligations and, therefore,
          increased the amount required to be paid by the Company with
          respect to such guaranteed return obligations.  The aggregate
          amount of the Company's guaranteed return obligations will depend
          upon a number of factors, including, among others, the expiration
          of such obligations for certain partnerships, the cash flow
          generated by the properties and the terms of future offerings by
          Investing Partnerships.  The Company anticipates that for at
          least the next two years, the guaranteed return obligations with
          respect to existing and future Investing Partnerships will exceed
          the cash flow generated by the related properties, which will
          result in the need to utilize cash generated by the Company to
          pay limited partners their guaranteed return.  The Company will
          attempt to structure future offerings to minimize the likelihood
          that it will be required to utilize the cash it generates to pay
          limited partners their guaranteed returns, but there can be no
          assurance that this will be the case.  In the past, limited
          partners have been allowed to prepay capital contributions. 
          These prepayments reduce the recorded value of the Company's note
          receivables and reduce interest income received by the Company. 
          Pursuant to the terms of offerings, the Company has the option
          not to accept, and may not accept, future prepayments by limited
          partners of capital contributions.
              

               All of the adult living communities operated by the Company
          are managed by the Company pursuant to written management
          contracts, which generally have a five year term coterminous with
          the Company's guaranty of annual distributions to limited
          partners.  This five-year guaranty obligation has terminated for
          four of the 34 Investing Partnerships.  After the initial five
          year term, the management contracts are automatically renewed
          each year, but are cancelable on 30 to 60 days notice at the
          election of either the Company or the related Owning Partnership. 
          Action can be taken in each partnership by a majority in interest
          of partners on such major matters as the removal of the general
          partners, the request for or approval or disapproval of a sale of
          a property owned by a partnership or other significant actions
          affecting the properties or the partnership.  In these cases,
          termination of the management contracts after their initial five-
          year terms generally would require removal of the Company as
          general partner of the owning and/or investing partnership. 
          Removing the Company as the general partner of an investing
          partnership requires the vote of a majority of the holders of
          limited partner interest and would result in loss of the fee
          income under those contracts.

               The Company intends to continue to finance its future
          acquisitions of existing adult living communities by utilizing
          mortgage financing and by arranging for the sale of partnership
          interests.  The Company has derived, and it expects to continue
          to derive, a substantial portion of its revenues from sales of
          partnership interests in partnerships it organizes to finance the
          acquisition of existing adult living communities.  The Company
          plans to continue to acquire existing adult living communities,
          and currently plans to acquire between four to eight existing
          communities over the next two years.  However, competition to
          acquire such communities has intensified, and there can be no
          assurance that the Company will be able to acquire such
          communities on terms favorable enough to offset the start-up
          losses associated with newly developed communities and the costs
          and cash requirements arising from the Company's overhead and
          existing debt and guarantee obligations.  The Company is, and
          will continue to be, the managing general partner of the
          partnerships that own acquired communities.

               In addition, the Company arranged for the sale of limited
          partnership interests in two partnerships organized to make
          second mortgage loans to the Company to fund approximately 20% of
          the costs of developing three new adult living communities.  

          COMPETITION

               The senior housing and health care industries are highly
          competitive and the Company expects that both the independent-
          living business, and assisted-living businesses in particular,
          will become more competitive in the future.  The Company will
          continue to face competition from numerous local, regional and
          national providers of long-term care whose communities and
          services are on either end of the senior care continuum.  The
          Company will compete in providing independent-living services
          with home health care providers and other providers of
          independent-living services, primarily on the basis of quality
          and cost of communities and services offered.  The Company will
          compete in providing assisted-living with other providers of
          assisted-living services, skilled nursing communities and acute
          care hospitals primarily on the bases of cost, quality of care,
          array of services provided and physician referrals.  The Company
          also will compete with companies providing home based health
          care, and even family members, based on those factors as well as
          the reputation, geographic location, physical appearance of
          communities and family preferences.  In addition, the Company
          expects that as the provision of long-term care receives
          increased attention, competition from new market entrants,
          including, in particular, companies focused on independent and
          assisted-living, will grow.  Some of the Company's competitors
          operate on a not-for-profit basis or as charitable organizations,
          while others have, or may obtain, greater financial resources
          than those of the Company.  However, the Company anticipates that
          its most significant competition will come from other adult
          living communities within the same geographic area as the
          Company's communities because management's experience indicates
          that senior citizens frequently elect to move into communities
          near their homes.

               Moreover, in the implementation of the Company's expansion
          program, the Company expects to face competition for the
          development of adult living communities.  Some of the Company's
          present and potential competitors are significantly larger or
          have, or may obtain, greater financial resources than those of
          the Company.  Consequently, there can be no assurance that the
          Company will not encounter increased competition in the future
          which could limit its ability to attract residents or expand its
          business and could have a material adverse effect on the
          Company's financial condition, results of operations and
          prospects.

          COMPANY HISTORY

               The predecessors of Grand Court Lifestyles, Inc. are J&B
          Management Company, Leisure Centers, Inc. and their affiliates. 
          J&B Management Company is a private partnership founded in 1969
          with a successful history in the development and management of
          multi-family real estate and adult living communities.  J&B's
          headquarters are in Fort Lee, New Jersey and it conducted its
          property development and management operations through its
          affiliate, Leisure Centers, Inc., located in Boca Raton, Florida. 
          Grand Court Lifestyles, Inc., its subsidiaries, J&B Management
          Company and Leisure Centers, Inc. and their affiliates are
          collectively referred to as the "Company".

               Through the 1970's and early 1980's, the Company's primary
          focus was on the acquisition, development, finance and management
          of multi-family properties.  Senior management, collectively, has
          over 80 years of experience in multi-family housing, having had
          interests in properties containing approximately 20,000 apartment
          units located in 22 states, primarily in the sun-belt.  Beginning
          in the mid-1980's, the Company's sole focus has been on the
          acquisition, finance and management of adult living communities
          building one of the largest operating portfolios of adult living
          communities in the nation, encompassing the entire spectrum of
          the long-term care industry, from independent-living to assisted-
          living, with a limited involvement in nursing homes.  Senior
          management, collectively, has over 40 years of experience in the
          adult living field.  The Company is ranked by the American
          Seniors Housing Association in the top ten owners and managers of
          adult living properties and currently has ownership interests in
          and manages 30 adult living communities containing 4,350
          apartment units (including 70 skilled nursing beds) and one
          nursing home containing 60 skilled nursing beds in 11 states.

          GOVERNMENT REGULATION

               Regulations applicable to the Company's operations vary
          among the types of communities operated by the Company and from
          state to state.  Independent-living communities generally do not
          have any licensing requirements.  Assisted-living communities are
          subject to less regulation than other licensed health care
          providers but more regulation than independent-living
          communities.  However, the Company anticipates that additional
          regulations and licensing requirements will likely be imposed by
          the states and the federal government.  Currently, California,
          New Jersey, Ohio, Massachusetts, Texas and Florida require
          licenses to provide the assisted-living services provided by the
          Company.  The licensing statutes typically establish physical
          plant specifications, resident care policies and services,
          administration and staffing requirements, financial requirements
          and emergency service procedures.  The licensing process can take
          from two months to one year.  New Jersey requires Certificates of
          Need for assisted-living communities.  The Company's communities
          must also comply with the requirements of the Americans With
          Disabilities Act and are subject to various local building codes
          and other ordinances, including fire safety codes.  While the
          Company relies almost exclusively on private pay residents, the
          Company operates a nursing home containing 60 beds and one adult
          living community operated by the Company contains 70 nursing home
          beds in which some residents rely on Medicaid.  As a provider of
          services under the Medicaid program, the Company would be subject
          to Medicaid regulations designed to limit fraud and abuse,
          violations of which could result in civil and criminal penalties
          and exclusion from participation in the Medicaid program. 
          Revenues derived from Medicaid comprise less than 1% of the
          Company's revenues.  The Company does not intend to expand its
          nursing home activities and intends to pursue an exclusively
          "private-pay" clientele.  The Company believes it is in
          substantial compliance with all applicable regulatory
          requirements.  No actions are pending against the Company for
          non-compliance with any regulatory requirement.

               Under various federal, state and local environmental laws,
          ordinances and regulations, a current or previous owner or
          operator of real property may be held liable for the costs of
          removal or remediation of certain hazardous or toxic substances,
          including, without limitation, asbestos-containing materials,
          that could be located on, in or under such property.  Such laws
          and regulations often impose liability whether or not the owner
          or operator knows of, or was responsible for, the presence of the
          hazardous or toxic substances.  The costs of any required
          remediation or removal of these substances could be substantial
          and the liability of an owner or operator as to any property is
          generally not limited under such laws and regulations, and could
          exceed the property's value and the aggregate assets of the owner
          or operator.  The presence of these substances or failure to
          remediate such substances properly may also adversely affect the
          owner's ability to sell or rent the property, or to borrow using
          the property as collateral.  Under these laws and regulations, an
          owner, operator or any entity who arranges for the disposal of
          hazardous or toxic substances, such as asbestos-containing
          materials, at a disposal site may also be liable for these costs,
          as well as certain other costs, including governmental fines and
          injuries to persons or properties.  As a result, the presence,
          with or without the Company's knowledge, of hazardous or toxic
          substances at any property held or operated by the Company could
          have an adverse effect on the Company's business, operating
          results and financial condition.

               Under the ADA, all places of public accommodation are
          required to meet certain federal requirements related to access
          and use by disabled persons.  A number of additional Federal,
          state and local laws exist which also may require modifications
          to existing and planned properties to create access to the
          properties by disabled persons.  While the Company believes that
          its properties are substantially in compliance with present
          requirements or are exempt therefrom, if required changes involve
          a greater expenditure than anticipated or must be made on a more
          accelerated basis than anticipated, additional costs would be
          incurred by the Company.  Further legislation may impose
          additional burdens or restrictions with respect to access by
          disabled persons, the costs of compliance with which could be
          substantial.

          EMPLOYEES

               As of the date hereof, the Company employs approximately
          1,500 persons, including 25 in the Company's corporate
          headquarters. None of the Company's employees is covered by
          collective bargaining agreements. The Company believes its
          employee relations are good.

          LEGAL PROCEEDINGS

               J&B Management Company, a predecessor of the Company ("J&B
          Management Company") that managed certain multi-family properties
          for which the United States Department of Housing and Urban
          Development ("HUD") provided mortgage insurance, was the subject
          of an audit and investigation by HUD during 1990 and 1991. 
          Pending the conclusion of the inquiry, J&B Management Company,
          its partners and key employees were suspended by HUD from the
          management of such multi-family properties.  On April 10, 1991,
          HUD and J&B Management Company entered into a Settlement
          Agreement which provided, among other things, that HUD vacate the
          suspension retroactively.  Certain conditions were imposed in the
          Settlement Agreement, including that J&B Management Company and
          such principals and employees not engage in the management of
          HUD-insured properties for an indefinite period of time. 
          Pursuant to a letter agreement dated January 11, 1994, (i) J & B
          Management Company agreed to reimburse various properties for
          certain expenses, aggregating approximately $445,000, deemed not
          eligible by HUD, (ii) J & B Management Company agreed to pay
          HUD's costs for the audit, and to reimburse HUD for certain
          subsidy overpayments, aggregating approximately $861,000, and
          (iii) all issues relating to the audit and investigation were
          concluded and fully resolved.

               In 1993, the SEC informed J&B Management Company that it
          had instituted an investigation in connection with the offer and
          sale of securities issued or sponsored by J&B Management Company
          (the "Securities").  The SEC has indicated that this
          investigation should not be construed as an indication by the SEC
          that any violation has occurred or as a reflection upon any
          person, entity or security.  The investigation is made pursuant
          to the general authority of the SEC to monitor and assure
          compliance with Federal laws and regulations involving
          securities.  The investigation appears to be focused on issues
          pertaining to the payment or receipt of commissions relating to
          the Securities.  To date, to the Company's knowledge, there have
          been no findings resulting from this investigation.

               The Company is involved in various lawsuits and other
          matters arising in the normal course of business. In the opinion
          of management of the Company, although the outcomes of these
          claims and suits are uncertain, in the aggregate they should not
          have a material adverse effect on the Company's financial
          position or results of operations.  The Company business entails
          an inherent risk of liability.  In recent years, participants in
          the long-term care industry have become subject to an increasing
          number of lawsuits alleging malpractice or related legal claims,
          many of which seek large amounts and result in significant legal
          costs.  The Company expects that from time to time it will be
          subject to such suits as a result of the nature of its business. 
          The Company currently maintains insurance policies in amounts and
          with such coverage and deductibles as it deems appropriate, based
          on the nature and risks of its business, historical experience
          and industry standards.  There can be no assurance, however, that
          claims in excess of the Company's insurance coverage or claims
          not covered by the Company's insurance coverage will not arise. 
          A successful claim against the Company not covered by, or in
          excess of, the Company's insurance could have a material adverse
          effect on the Company's operating results and financial
          condition.  Claims against the Company, regardless of their merit
          or eventual outcome, may also have a material adverse effect on
          the Company's ability to attract residents or expand its business
          and would require management to devote time to matters unrelated
          to the operation of the Company's business.  In addition, the
          Company's insurance policies must be renewed annually, and there
          can be no assurance that the Company will be able to obtain
          liability insurance coverage in the future or, if available, that
          such coverage will be on acceptable terms.


                                      MANAGEMENT

          DIRECTORS AND EXECUTIVE OFFICERS

               The directors and executive officers of the Company are as
          follows:


           Name                     Age    Position
           ----                     ---    --------

           John Luciani(1)          64     Chairman of the Board and
                                           Chief Executive Officer

           Bernard M. Rodin(2)      65     Chief Operating Officer,
                                           President and Director

           John W. Luciani III      43     Executive Vice President and
                                           Director

           Paul Jawin               40     Chief Financial Officer

           Dorian Luciani           40     Senior Vice President -
                                           Acquisition and Construction

           Deborah Luciani          39     Vice President - New Business
                                           Development and Acquisitions

           Edward J. Glatz          52     Vice President - Construction

           Catherine V. Merlino     31     Treasurer

           Keith Marlowe            33     Secretary

           Walter Feldesman(1)(2)   78     Director

           Leslie E. Goodman(1)(2)  53     Director
                                    
          --------------------------
          (1)       Member of the Compensation Committee
          (2)       Member of the Audit Committee

               JOHN LUCIANI, Chief Executive Officer and Chairman of the
          Board of Directors, founded the earliest predecessor of the
          Company in 1969 and has been engaged in a number of business
          activities and investments since 1952.  Commencing in 1960, he
          entered into the real estate development and construction
          business, concentrating initially on the development,
          construction and sale of residential high-rise apartment
          buildings and single-family homes and subsequently on the
          acquisition and development of multi-family rental housing
          complexes.  Since 1986, he has concentrated on the acquisition,
          development and financing of adult living communities for the
          elderly.  Mr. Luciani founded the earliest predecessor of the
          Company with Bernard M. Rodin in 1969.

               BERNARD M. RODIN, Chief Operating Officer, President and
          Director, has been engaged, since the formation of the earliest
          predecessor of the Company in 1969, in the financing of property
          acquisitions by arranging for the sale of partnership interests
          and in property management.  This activity initially focused on
          the Company's multi-family housing portfolio and, since 1986, on
          the Company's adult living communities.  Mr. Rodin is a certified
          public accountant and was actively engaged in the practice of
          public accounting prior to founding the earliest predecessor of
          the Company with John Luciani in 1969.

               JOHN W. LUCIANI III, Executive Vice President and Director,
          a son of John Luciani, joined the Company in 1975 and has since
          been actively involved in the management and operation of the
          Company's property portfolios, initially focusing on multi-family
          housing and later on the Company's adult-living communities.

             
               PAUL JAWIN, Chief Financial Officer, a son-in-law of Bernard
          M. Rodin, joined the Company in May 1991.  His activities
          primarily involve the various financial aspects of the Company's
          business including its debt financing and matters involving the
          Company's equity and debt securities.  Mr. Jawin is an attorney
          and was actively engaged in a real estate/corporate practice
          prior to joining the Company.
              

               DORIAN LUCIANI, Senior Vice President - Acquisition and
          Construction, a son of John Luciani, joined the Company in 1977
          and was initially involved in the acquisition, development and
          management of the Company's multi-family housing portfolio. 
          Later, Mr. Luciani focused exclusively on the acquisition and
          development of the Company's adult living communities.

               DEBORAH LUCIANI, Vice President - New Business Development
          and Acquisitions, a daughter of John Luciani, joined the Company
          in January 1992.  Ms. Luciani is primarily involved in new
          business development, acquisitions, obtaining financing and
          various marketing responsibilities for the Company's existing and
          new adult living communities.  Prior to joining the Company,
          Ms. Luciani worked for Prudential Bache Securities as an oil
          futures trader from November 1988 to December 1991.

               EDWARD J. GLATZ, Vice President - Construction, joined the
          Company in September 1992 and has been actively involved in the
          design, site selection and construction for the new "Grand Court"
          adult living communities.  Additionally, Mr. Glatz supervises the
          capital improvements of the Company's real estate holdings. 
          Prior to joining the Company, Mr. Glatz performed asset
          management duties for Kovens Enterprises from June 1988 until
          September 1992.

             
               CATHERINE V. MERLINO, Vice President and Treasurer, joined
          the Company in September 1993, and has since been actively
          involved in the financial reporting and analysis needs of the
          Company.  Prior to joining the Company, Mrs. Merlino was a Senior
          Accountant from June 1989 through June 1993 and a Supervisor from
          June 1993 through September 1993 at Feldman Radin & Co., P.C., a
          public accounting firm located in New York City.
              

               KEITH MARLOWE, Secretary of the Company, joined the Company
          in August 1994.  From 1987 through August 1994, Mr. Marlowe, an
          attorney, was an associate in the tax department at the law firm
          of Reid & Priest LLP where he was involved in a general
          transactional tax practice.

               WALTER FELDESMAN, Director, has been Of Counsel to the law
          firm of Baer Marks & Upham LLP since March 1993 and for more than
          five years prior thereto was a partner of Summit, Rovins and
          Feldesman.  Mr. Feldesman is currently a Director and Chairman of
          the Audit Committee of Sterling Bancorp and a Director of its
          subsidiary, Sterling National Bank & Trust Co.  Mr. Feldesman is
          a member of the Board of Advisors of the National Institute on
          Financial Services for Elders, the National Academy of Elder Law
          Attorneys, the American Association of Homes for the Aging, the
          National Council on the Aging and American Society on Aging.  He
          has authored an article entitled "Long-Term Care Insurance Helps
          Preserve an Estate," and a soon-to-be published work entitled the
          Eldercare Primer Series.
          -----------------------

               LESLIE E. GOODMAN, Director, is the Area President for the
          North Jersey Region for First Union National Bank and a Senior
          Executive Vice President of First Union Corporation.  From
          September 1990 through January 1994, he served as President and
          Chief Executive Officer of First Fidelity Bank, N.A., New Jersey. 
          From January 1994 to December 1995, Mr. Goodman served as a
          Senior Executive Vice President and a Director of First Fidelity
          Bank, National Association until it was merged into First Union. 
          From January 1990 until December 1995, he also served as Senior
          Executive Vice President, member of the Office of the Chairman
          and a Director of First Fidelity Bancorporation.  Mr. Goodman
          served as the Chairman of the New Jersey Bankers Association from
          March 1995 to March 1996.  He is a member of the Board of
          Directors and Chairman of the Audit Committee of Wawa Inc.

          DIRECTOR COMPENSATION

               The Company will pay each Director who is not an employee of
          the Company $1000 per Board meeting attended and $500 per
          Committee meeting attended.  All Directors are reimbursed by the
          Company for their out-of-pocket expenses incurred in connection
          with attendance at meetings of, and other activities related to
          service on, the Board of Directors or any Board Committee.

          AUDIT COMMITTEE

               The Board of Directors established an Audit Committee in
          June 1996.  The Audit Committee is currently composed of Messrs.
          Rodin, Feldesman and Goodman.  The Audit Committee's duties
          include reviewing internal financial information, monitoring cash
          flow, budget variances and credit arrangements, reviewing the
          audit program of the Company, reviewing with the Company's
          independent accountants the results of all audits upon their
          completion, annually selecting and recommending independent
          accountants, overseeing the quarterly unaudited reporting process
          and taking such other action as may be necessary to assure the
          adequacy and integrity of all financial information distributed
          by the Company.

          COMPENSATION COMMITTEE

               The Board of Directors established a Compensation Committee
          in June 1996.  The Compensation Committee is currently composed
          of Messrs. John Luciani, Feldesman and Goodman.  The Compensation
          Committee recommends compensation levels of senior management and
          works with senior management on benefit and compensation programs
          for Company employees.  In addition, the Compensation Committee
          will administer the Company's 1996 Stock Option Plan.

          EXECUTIVE COMPENSATION

               The following table shows, as to the Chief Executive Officer
          and each of the four other most highly compensated executive
          officers information concerning compensation accrued for services
          to the Company in all capacities during the fiscal year ended
          January 31, 1996.

                              SUMMARY COMPENSATION TABLE


                                                      ANNUAL COMPENSATION
                                                    -----------------------
                                                       SALARY       BONUS
          NAME AND PRINCIPAL POSITION        YEAR        ($)         ($)
          -------------------------------  -------  ------------  --------

          John Luciani, Chairman of the
          Board and Chief Executive         fiscal
          Officer(1)  . . . . . . . . . .    1995   $1,228,750       ---

          Bernard M. Rodin, Chief
          Operating Officer, President      fiscal
          and Director(1) . . . . . . . .    1995   $1,228,750       ---

          John W. Luciani, III, Executive   fiscal
          Vice President and Director . .    1995     $315,000       ---

          Dorian Luciani, Senior Vice       fiscal
          President . . . . . . . . . . .    1995     $315,000       ---

          Paul Jawin, Chief Financial       fiscal                        
          Officer . . . . . . . . . . . .    1995     $289,050       ---


                                                ANNUAL
                                             COMPENSATION
                                            --------------

                                                 OTHER           ALL
                                                ANNUAL          OTHER
                                             COMPENSATION    COMPENSATION
          NAME AND PRINCIPAL POSITION             ($)            ($)
          -------------------------------   --------------- -------------
          John Luciani, Chairman of the
          Board and Chief Executive
          Officer(1)  . . . . . . . . . .         ---            ---

          Bernard M. Rodin, Chief
          Operating Officer, President and
          Director(1) . . . . . . . . . .         ---            ---

          John W. Luciani, III, Executive
          Vice President and Director . .         ---            ---

          Dorian Luciani, Senior Vice
          President . . . . . . . . . . .         ---            ---

          Paul Jawin, Chief Financial
          Officer . . . . . . . . . . . .         ---            ---

          ---------------------------------------
          (1)  As of April 1, 1996 the salary of each of Messrs. Luciani
               and Rodin has been reduced to $600,000 per year.


          COMPENSATION COMMITTEE INTERLOCKS AND INSIDER PARTICIPATION

               The Board of Directors established a Compensation Committee
          in June 1996.  The Compensation Committee currently consists of
          Messrs. John Luciani, Feldesman and Goodman.  None of the
          executive officers of the Company currently serves on the
          compensation committee of another entity or on any other
          committee of the board of directors of another entity performing
          similar functions.  For a description of transactions between the
          Company and members of the Compensation Committee or their
          affiliates, see "Certain Transactions."

          STOCK PLANS

               1996 Stock Option and Performance Award Plan

        
               The Company has adopted the 1996 Stock Option and
          Performance Award Plan (the "Plan"), which authorizes the grant
          to officers and key employees of the Company and any parent or
          subsidiary of the Company and the directors, franchisees,
          licensees and other independent contractors, of incentive or non-
          qualified stock options, performance shares, restricted shares
          and performance units.  Under the Plan, directors may be granted
          non-qualified stock options.  The Company plans to reserve
          1,250,000 shares of Common Stock for issuance pursuant to the
          Plan.  As of the date hereof, no options had been granted under
          the Plan.
         

               The Plan will be administered by the Compensation Committee
          which consists of Messrs. John Luciani, Feldesman and Goodman. 
          The Compensation Committee will determine the prices and terms at
          which options may be granted.  Options may be exercisable in
          installments over the option period, but no options may be
          exercised after ten years from the date of grant.

        
               The exercise price of any incentive stock option granted to
          an eligible employee may not be less than 100% of the fair market
          value of the shares underlying such option on the date of grant,
          unless such employee owns more than 10% of the outstanding Common
          Stock or stock of any subsidiary or parent of the Company, in
          which case the exercise price of any incentive stock option may
          not be less than 110% of such fair market value.  No option may
          be exercisable more than ten years after the date of grant and,
          in the case of an incentive stock option granted to an eligible
          employee owning more than 10% of the outstanding Common Stock or
          stock of any subsidiary or parent of the Company, no more than
          five years from its date of grant.  Options are not transferable,
          except upon the death of the optionee.  In general, upon
          termination of employment of an optionee (other than due to death
          or disability), all options granted to such person which are not
          exercisable on the date of such termination immediately expire,
          and any options that are so exercisable will expire three months
          following termination of employment in the case of incentive
          stock options, but not until the date the options otherwise would
          expire in the case of non-qualified stock options.  However, all
          options will be forfeited immediately upon an optionee's
          termination of employment for good cause.
         

             
               Upon an optionee's death or termination of employment due to
          disability, all options will become 100% vested and will be
          exercisable (i) in the case of death, by the estate or other
          beneficiary of the optionee at any time prior to the date the
          option otherwise would expire and (ii) in the case of the
          disability of the optionee, by the optionee within one year of
          the date of such termination of employment in the case of
          incentive stock options, or at any time prior to the date the
          option otherwise would expire in the case of non-qualified stock
          options.
         

               At the time each grant of restricted shares or performance
          shares or units is made, the Compensation Committee will
          determine the duration of the performance or restriction period,
          if any, the performance targets, if any, for earning performance
          shares or units, and the times at which restrictions placed on
          restricted shares shall lapse.

                                 CERTAIN TRANSACTIONS

               In the first quarter of 1996, the Selling Stockholders
          reorganized their businesses by consolidating them into the
          Company.  The Selling Stockholders transferred all of the issued
          and outstanding stock of each of 16 Sub-chapter S corporations
          along with various other assets to the Company in exchange for
          2,168,257 shares of the Company's Common Stock.  A partnership in
          which the Selling Stockholders are the sole partners transferred
          to the Company substantially all of its assets, subject to
          substantially all of its liabilities, in exchange for 1,084,128
          shares of the Company's Common Stock.  The partnership
          distributed the shares received to the Selling Stockholders.  Six
          Sub-chapter S corporations which were wholly-owned by the Selling
          Stockholders were merged into the Company.  Pursuant to the
          mergers the shares of the four merged companies were converted
          into an aggregate of 6,747,615 shares of the Company's Common
          Stock.  After the reorganization was complete, the Selling
          Stockholders owned an aggregate of 10,000,000 shares of the
          Company's Common Stock.

        
               Prior to the reorganization discussed above, the business of
          the Selling Stockholders was conducted through a partnership and
          various Sub-chapter S corporations.  These entities made
          distributions to each of the Selling Stockholders of $5,495,500,
          $943,000, $850,000 and $124,500 in Fiscal 1993, 1994 and 1995 and
          the first quarter of the current fiscal year, respectively.
         

               During Fiscal 1995 and the first quarter of the current
          fiscal year, the Company paid to Francine Rodin, the wife of
          Bernard M. Rodin, the Company's Chief Operating Officer,
          President and a Director, $121,876 and $30,500, respectively, as
          fees for introducing to the Company broker/dealers that have
          assisted the Company in the sale of limited partnership interests
          in Investing Partnerships.  Mrs. Rodin will receive a fee with
          respect to any future sales of such limited partnership interests
          and other securities offered by the Company, including shares of
          Common Stock offered hereby, by such broker/dealers.  During
          Fiscal 1995 and the first quarter of the current fiscal year,
          Francine Rodin received consulting fees of $51,510 and $23,322,
          respectively, in connection with coordinating the Company's
          travel arrangements and marketing efforts.
  
        
               Michele R. Jawin, the daughter of Mr. Rodin and wife of Paul
          Jawin, the Company's Chief Financial Officer, is Of Counsel to
          Reid & Priest LLP, which acts as securities counsel to the
          Company, including in connection with this offering.
         

               Messrs. Luciani and Rodin, the Chairman of the Board and
          President of the Company, respectively, and entities controlled
          by them serve as general partners of partnerships directly and
          indirectly owning multi-family properties and on account of such
          general partner status have personal liability for recourse
          partnership obligations and own small equity ownership interests
          in the partnerships.  The Company holds notes, aggregating $163.6
          million, that are secured by the limited partnership interests in
          such partnerships.  These individuals have provided personal
          guarantees in certain circumstances to obtain mortgage financing
          for certain adult living communities operated by the Company and
          for certain of the Company's Investor Note Debt, and the
          obligations thereunder may continue.  In addition, Messrs.
          Luciani and Rodin and certain employees will devote a portion of
          their time to overseeing the third-party managers of multi-family
          properties and one adult living community in which Messrs.
          Luciani and Rodin have financial interests but the Company does
          not.

                          PRINCIPAL AND SELLING STOCKHOLDERS

               The following table sets forth certain information as of
          June 14, 1996, before and after giving effect to the Minimum
          Offering and the Maximum Offering, regarding the beneficial
          ownership of the Company's Common Stock by (i) each executive
          officer and director of the Company, (ii) each stockholder known
          by the Company to beneficially own 5% or more of such Common
          Stock, (iii) each Selling Stockholder and (iv) all directors and
          officers as a group.  Except as otherwise indicated, the address
          of each beneficial holder of 5% or more of such Common Stock is
          the same as the Company.


                                      BEFORE OFFERING
                                      ---------------
                                                          SHARES
          BENEFICIAL OWNER              NUMBER      %    OFFERED(1)
          ----------------              ------     ---   ----------


          John Luciani  . . . . . .   5,000,000    50%   138,889

          Bernard M. Rodin  . . . .   5,000,000    50%   138,889

          All directors and
             officers
             as a group . . . . . .  10,000,000   100%   277,778

          

                                              AFTER             AFTER
                                             MINIMUM           MAXIMUM
                                            OFFERING           OFFERING
                                        ---------------     --------------

          BENEFICIAL OWNER               NUMBER       %      NUMBER     %
          ----------------               ------       -      ------     -

          John Luciani  . . . . . .    4,930,555.5   44%  4,861,111   39%

          Bernard M. Rodin  . . . .    4,930,555.5   44%  4,861,111   39%

          All directors and officers
             as a group . . . . . .    9,861,111.0   88%  9,722,222   78%

          ---------------
          (1)   The number of shares to be sold by the Selling Stockholders
                will equal 10% of the aggregate number of shares to be sold
                in this Offering.


                             DESCRIPTION OF CAPITAL STOCK

               There are currently 30,000,000 authorized shares of Common
          Stock.  The Company also currently has authorized 1,000,000
          shares of Preferred Stock, par value $.0001 per share (the
          "Preferred Stock").  Upon completion of the Minimum Offering,
          there will be outstanding:  (a) 11,250,000 shares of Common
          Stock, consisting of (i) the 9,861,111 shares currently owned by
          the Selling Stockholders and not offered hereby; (ii) the
          1,250,000 shares to be sold by the Company hereby; and (iii) the
          138,889 shares to be sold by the Selling Stockholders hereby; and
          (b) no shares of Preferred Stock.  Upon completion of the Maximum
          Offering, there will be outstanding: (a) 12,500,000 shares of
          Common Stock, consisting of (i) 9,722,222 shares currently owned
          by the Selling Stockholders and not offered hereby; (ii)
          2,500,000 shares to be sold by the Company hereby; (iii) the
          277,778 shares to be sold by the Selling Stockholders hereby and
          (b) no shares of Preferred Stock.

               The following summary description relating to the Common
          Stock, and the Preferred Stock does not purport to be complete. 
          A description of the Company's capital stock is contained in the
          Certificate of Incorporation of the Company (the "Certificate"),
          which is filed as an exhibit to the Registration Statement of
          which this Prospectus forms a part.  Reference is made to such
          exhibit for a detailed description of the provisions thereof
          summarized below.

          COMMON STOCK

               The Certificate authorizes the Company to issue 30,000,000
          shares of Common Stock.  All shares outstanding upon completion
          of this offering will be validly issued, fully paid and non-
          assessable.

               Stockholders of the Company have no preemptive rights or
          other rights to subscribe for additional shares.  Subject to the
          rights of holders of Preferred Stock and Long-term Debt all
          holders of Common Stock, regardless of class, are entitled to
          share equally on a share-for-share basis in any assets available
          for distribution to stockholders on liquidation, dissolution or
          winding up of the Company.  No shares of any class of Common
          Stock have conversion rights or are subject to redemption.

               Holders of Common Stock are entitled to receive such
          dividends, if any, as may be declared by the Company's Board of
          Directors out of funds legally available therefor, but only if
          all dividends due on the  outstanding Preferred Stock have been
          paid.

          PREFERRED STOCK

               The authorized capital stock of the Company includes
          1,000,000 shares of Preferred Stock.  The Board of Directors is
          authorized to fix the rights, preferences, privileges and
          restrictions of any series of Preferred Stock, including the
          dividend rights, original issue price, conversion rights, voting
          rights, terms of redemption, liquidation preferences and sinking
          fund terms thereof, and the number of shares constituting any
          such series and the designation thereof and to increase or
          decrease the number of shares of such series subsequent to the
          issuance of shares of such series (but not below the number of
          shares of such series then outstanding).  Because the terms of
          the Preferred Stock can be fixed by the Board of Directors
          without stockholder action, the Preferred Stock could be issued
          quickly with terms calculated to defeat a proposed takeover of
          the Company or to make the removal of management more difficult. 
          The Board of Directors, without stockholder approval, could issue
          Preferred Stock with dividend, voting and conversion rights which
          could adversely affect the rights of the holders of Common Stock. 
          At present, the Company has no plans to issue any Preferred
          Stock.

          CERTAIN DELAWARE LAW PROVISIONS

               Section 203 of the Delaware Law prevents an "interested
          stockholder" (defined in Section 203, generally, as a person
          owning 15% or more of a corporation's outstanding voting stock)
          from engaging in a "business combination" (as defined in Section
          203) with a publicly held Delaware corporation for three years
          following the date such person became an interested stockholder
          unless:  (i) before such person became an interested stockholder,
          the board of directors of the corporation approved the
          transaction in which the interested stockholder became an
          interested stockholder or approved the business combination; (ii)
          upon consummation of the transaction that resulted in the
          interested stockholder becoming an interested stockholder, the
          interested stockholder owns at least 85% of the voting stock of
          the corporation outstanding at the time the transaction commenced
          (excluding stock held by directors who are also officers of the
          corporation and by employee stock plans that do not provide
          employees with the right to determine confidentially whether
          shares held subject to the plan will be tendered in a tender or
          exchange offer); or (iii) following the date on which such person
          became an interested stockholder, the business combination is
          approved by the board of directors of the corporation and
          authorized at a meeting of stockholders by the affirmative vote
          of the holders of 66-2/3% of the outstanding voting stock of the
          corporation not owned by the interested stockholder.  Section 203
          may have a depressive effect on the market price of the Common
          Stock.

          ANTI-TAKEOVER EFFECTS OF PROVISIONS OF THE COMPANY'S CERTIFICATE
          OF INCORPORATION AND BY-LAWS

               Certain provisions of the Certificate and By-Laws of the
          Company summarized in the following paragraphs will become
          operative immediately prior to consummation of this offering and
          may be deemed to have an anti-takeover effect and may delay or
          prevent a tender offer or takeover attempt that a stockholder
          might consider in its best interest, including those attempts
          that might result in a premium over the market price for the
          shares held by stockholders.  These provisions may have a
          depressive effect on the market price of the Common Stock.

               SPECIAL MEETING OF STOCKHOLDERS.  The Certificate provides
          that special meetings of stockholders of the Company may be
          called only by the Board of Directors.  This provision will make
          it more difficult for stockholders to take action opposed by the
          Board of Directors.  This provision of the Certificate may not be
          amended or repealed by the stockholders of the Company, except
          with the approval of the holders of two-thirds of the Company's
          outstanding Common Stock.

               NO STOCKHOLDER ACTION BY WRITTEN CONSENT.  The Certificate
          provides that no action required or permitted to be taken at any
          annual or special meeting of the stockholders of the Company may
          be taken without a meeting, and the power of stockholders of the
          Company to consent in writing, without a meeting, to the taking
          of any action is specifically denied.  Such provision limits the
          ability of any stockholders to take action immediately and
          without prior notice to the Board of Directors.  Such a
          limitation on a majority stockholder's ability to act might
          impact such person's or entity's decision to purchase voting
          securities of the Company.  This provision of the Certificate may
          not be amended or repealed by the stockholders of the Company,
          except with the approval of the holders of two-thirds of the
          Company's outstanding Common Stock.

               ADVANCE NOTICE REQUIREMENTS FOR STOCKHOLDER PROPOSALS AND
          DIRECTOR NOMINATIONS.  The By-Laws provide that stockholders
          seeking to bring business before an annual meeting of
          stockholders, or to nominate candidates for election as directors
          at an annual or special meeting of stockholders, must provide
          timely notice thereof in writing.  To be timely, a stockholder's
          notice must be delivered to, or mailed and received at, the
          principal executive offices of the Company (a) in the case of an
          annual meeting that is called for a date that is within 30 days
          before or after the anniversary date of the immediately preceding
          annual meeting of stockholders, not fewer than 60 days nor more
          than 90 days prior to such anniversary date and (b) in the case
          of the annual meeting to be held during the first complete fiscal
          year following the date of this Prospectus and in the case of an
          annual meeting that is called for a date that is not within 30
          days before or after the anniversary date of the immediately
          preceding annual meeting, or in the case of a special meeting of
          stockholders called for the purpose of electing directors, not
          later than the close of business on the tenth day following the
          day on which notice of the date of the meeting was mailed or
          public disclosure of the date of the meeting was made, whichever
          occurs first.  The By-Laws also specify certain requirements for
          a stockholder's notice to be in proper written form.  These
          provisions may preclude some stockholders from bringing matters
          before the stockholders at an annual or special meeting or from
          making nominations for directors at an annual or special meeting. 
          As set forth below, the By-Laws may not be amended or repealed by
          the stockholders of the Company, except with the approval of
          holders of two-thirds of the Company's outstanding Common Stock.

               ADJOURNMENT OF MEETINGS OF STOCKHOLDERS.  The By-Laws
          provide that when a meeting of stockholders of the Company is
          convened, the presiding officer, if directed by the Board of
          Directors, may adjourn the meeting, if no quorum is present for
          the transaction of business or if the Board of Directors
          determines that adjournment is necessary or appropriate to enable
          the stockholders to consider fully information the Board of
          Directors determines has not been made sufficiently or timely
          available to stockholders or to otherwise effectively exercise
          their voting rights.  This provision will, under certain
          circumstances, make more difficult or delay actions by the
          stockholders opposed by the Board of Directors.  The effect of
          such provision could be to delay the timing of a stockholders'
          meeting, including in cases where stockholders have brought
          proposals before the stockholders that are in opposition to those
          brought by the Board of Directors and therefore may provide the
          Board of Directors with additional flexibility in responding to
          such stockholder proposals.  As set forth below, the By-Laws may
          not be amended or repealed by the stockholders of the Company,
          except with the approval of holders of two-thirds of the
          Company's outstanding Common Stock.

               AMENDMENT OF THE BY-LAWS.  The Certificate provides that
          the By-Laws may be amended or repealed by the Board of Directors
          and may not be amended or repealed by the stockholders of the
          Company, except with the consent of holders of two-thirds of the
          Company's outstanding Common Stock.  This provision will make it
          more difficult for stockholders to make changes to the By-Laws
          that are opposed by the Board of Directors.  This provision of
          the Certificate may not be amended or repealed by the
          stockholders of the Company, except with the approval of the
          holders of two-thirds of the Company's outstanding Common Stock.

          TRANSFER AGENT AND REGISTRAR

        
               The Company's transfer agent and registrar will be First
          Union National Bank.
         

                           SHARES ELIGIBLE FOR FUTURE SALE

               Prior to this offering, there has been no public market for
          securities of the Company.  No prediction can be made as to the
          effect, if any, that market sales of shares of Common Stock or
          the availability of shares of Common Stock for sale will have on
          the market price prevailing from time to time.  Nevertheless,
          sales of substantial amounts of Common Stock of the Company in
          the public market after the lapse of the restrictions described
          below could adversely affect the prevailing market price and the
          ability of the Company to raise equity capital in the future at a
          time and price it deems appropriate.

               Upon completion of the Minimum Offering, the Company will
          have outstanding 11,250,000 shares of Common Stock.  Upon
          completion of the Maximum Offering, the Company will have
          outstanding 12,500,000 shares of Common Stock.  Of these shares,
          1,388,889 shares of Common Stock, representing all of the shares
          sold in the Minimum Offering, or 2,777,778 shares of Common
          Stock, representing all of the shares sold in the Maximum
          Offering, as the case may be, will be freely tradeable without
          restriction or limitation under the Securities Act, except for
          shares, if any, purchased by an "affiliate" of the Company (as
          defined in the rules and regulations of the Commission under the
          Securities Act) which shares will be subject to the resale
          limitations of Rule 144 under the Securities Act.  The remaining
          outstanding shares are "restricted" shares within the meaning of
          Rule 144 (the "Restricted Shares").  The Restricted Shares
          outstanding on the date hereof were issued and sold by the
          Company in private transactions in reliance upon exemptions from
          registration under the Securities Act and may be sold only if
          they are registered under the Securities Act or unless an
          exemption from registration, such as the exemption provided by
          Rule 144 under the Securities Act, is available.

               In general, under Rule 144, as currently in effect, any
          person (or persons whose shares are aggregated), including an
          affiliate, who has beneficially owned Restricted Shares for at
          least a two-year period (as computed under Rule 144) is entitled
          to sell within any three-month period a number of such shares
          that does not exceed the greater of (i) 1% of the then
          outstanding shares of Common Stock (approximately 112,500 shares
          after giving effect to the Minimum Offering and approximately
          125,000 shares after giving effect to the Maximum Offering) and
          (ii) the average weekly trading volume in the Company's Common
          Stock during the four calendar weeks immediately preceding such
          sale.  Sales under Rule 144 are also subject to certain
          provisions relating to the manner and notice of sale and the
          availability of current public information about the Company.  A
          person (or persons whose shares are aggregated) who is not deemed
          an affiliate of the Company at any time during the 90 days
          immediately preceding a sale, and who has beneficially owned
          Restricted Shares for at least a three-year period (as computed
          under Rule 144), would be entitled to sell such shares under Rule
          144(k) without regard to the volume limitation and other
          conditions described above.

                                 PLAN OF DISTRIBUTION

               The shares of Common Stock are being offered on a "best-
          efforts" basis through Participating Dealers ("Participating
          Dealers") who are members of the National Association of
          Securities Dealers, Inc. (the "NASD").  The Company has agreed to
          indemnify all Participating Dealers against certain liabilities,
          including liabilities under the Securities Act of 1933.  The
          Company will pay the Participating Dealers a selling commission
          of up to 6% of the offering price ($1.08 per share) for all
          shares of Common Stock sold.  The foregoing will be paid upon the
          closing of the offering.  In addition, the Company will reimburse
          Participating Dealers for due diligence expenses and provide a
          non-accountable expense allowance in the aggregate amount of up
          to 1% per share ($.18 per share) and will pay wholesalers or
          finders fees in the aggregate amount of up to 1% per share ($.18
          per share).  No Participating Dealers are affiliated with the
          Company.

               There is no lead underwriter for this offering. 
          Participating Dealers will execute Selling Agency Agreements with
          the Company; however, such Participating Dealers will be under no
          obligation to sell any or all of the Shares of Common Stock
          offered hereby.  The Division of Corporation Finance of the U.S.
          Securities and Exchange Commission has taken the position that
          any broker/dealer that sells shares of Common Stock in the
          offering may be deemed an underwriter as defined in Section 2(11)
          of the Securities Act of 1933, as amended.  The Company currently
          has not entered into Selling Agency Agreements with any brokers
          or dealers.  The Company anticipates that it will enter into
          Selling Agency Agreements with Participating Dealers.  The
          Company reserves the right to enter into Selling Agency
          Agreements with Participating Dealers after the commencement of
          this offering.  There is no assurance that, even if any
          Participating Dealers sell the shares of Common Stock offered
          hereby, a court of competent jurisdiction or arbitration panel
          would deem any such Participating Dealer to be an underwriter as
          so defined.

               The shares of Common Stock are being offered subject to
          prior sale, withdrawal, cancellation or modification of the
          offer, including its structure, terms and conditions, without
          notice.  The Company reserves the right, in its sole discretion,
          to reject, in whole or in part, any offer to purchase the shares
          of Common Stock.

               The Company intends to sell the shares of Common Stock in
          this offering only in the states in which the offering is
          qualified.  An offer to purchase may only be made and the
          purchase of the shares of Common Stock may only be negotiated and
          consummated in such states.  The Subscription Agreement for the
          shares of Common Stock must be executed, and the shares of Common
          Stock may be delivered only in, such states.  Resale or transfer
          of the shares of Common Stock may be restricted under state law.

               If the Company does not terminate the offering earlier,
          which it may, in its sole discretion, the offering of shares of
          Common Stock will continue until the Company raises an aggregate
          of $50,000,000, provided that the offering period for all of the
          shares of Common Stock of the Company will not exceed 120 days
          from the date of this Prospectus.

               The Participating Dealers have agreed in accordance with
          the provisions of Rule 15c2-4 promulgated by the Securities and
          Exchange Commission under the Securities Exchange Act of 1934, as
          amended, to cause all funds received upon subscription for shares
          of Common Stock to be forwarded to the Escrow Agent upon the
          receipt of the executed Subscription Agreement and related funds
          by the Participating Dealer by or before noon of the next
          business day following the subscription for said shares of Common
          Stock.

               Prior to this offering, there has been no public market for
          the Common Stock.  The initial public offering price has been
          unilaterally determined by the Company without being negotiated
          with an underwriter or other third party.  Among the factors
          considered by the Company in determining the price were the
          history of, and the prospects for, the Company and the industry
          in which it competes, its past and present operations, its past
          and present earnings and the trend of such earnings, the
          prospects for future earnings, the present state of the Company's
          development, the general condition of the securities markets at
          the time of this offering, and the recent market prices of
          publicly traded common stocks of comparable companies.

                                    LEGAL MATTERS

               The validity of the Common Stock being offered hereby will
          be passed upon for the Company by Reid & Priest LLP.

                                       EXPERTS

               The consolidated financial statements and financial
          statement schedule of the Company as of January 31, 1995 and 1996
          and for each of the three years in the period ended January 31,
          1996, included in this Prospectus and Registration Statement have
          been audited by DELOITTE & TOUCHE LLP, independent accountants,
          as set forth in their reports thereon appearing elsewhere herein,
          and are included in reliance upon such report given upon the
          authority of such firm as experts in accounting and auditing.

                                ADDITIONAL INFORMATION

               The Company has filed with the Commission a Registration
          Statement on Form S-1 under the Securities Act with respect to
          the Common Stock offered hereby.  This Prospectus, which
          constitutes a part of the Registration Statement, omits certain
          of the information contained in the Registration Statement and
          the exhibits and schedules thereto on file with the Commission
          pursuant to the Securities Act and the rules and regulations of
          the Commission thereunder.  For further information with respect
          to the Company and the Common Stock, reference is made to the
          Registration Statement and the exhibits and schedules thereto. 
          The Registration Statement, including exhibits and schedules
          thereto, may be inspected and copied at the public reference
          facilities maintained by the Commission at 450 Fifth Street,
          N.W., Room 1024, Washington, D.C. 20549, and at the Commission's
          Regional Offices at 7 World Trade Center, New York, New York
          10048, and Northwestern Atrium Center, 500 West Madison Street,
          Suite 1400, Chicago, Illinois 60661, and copies may be obtained
          at the prescribed rates from the Public Reference Section of the
          Commission at its principal office in Washington, D.C. 
          Statements contained in this Prospectus as to the contents of any
          contract or other document referred to are not necessarily
          complete and in each instance reference is made to the copy of
          such contract or other document filed as an exhibit to the
          Registration Statement, each such statement being qualified in
          all respects by such reference.

               The Company intends to furnish to its stockholders annual
          reports containing financial statements audited by an independent
          certified public accounting firm and quarterly reports containing
          unaudited financial information for the first three quarters of
          each fiscal year.

          <PAGE>

                    GRAND COURT LIFESTYLES, INC. and SUBSIDIARIES
                                      __________



                      INDEX TO CONSOLIDATED FINANCIAL STATEMENTS
                                      __________


                                                                       Page
                                                                       ----

          Independent Auditors' Report                                  F-2

        
          Consolidated Balance Sheets as of January 31, 1995
          and 1996 and April 30, 1996                                   F-3

          Consolidated Statements of Operations for the Years
          ended January 31, 1994, 1995 and 1996 and the Three
          Months ended April 30, 1995 and 1996                          F-4

          Consolidated Statements of Changes in Stockholders'
          Equity for the Years Ended January 31, 1994, 1995 and
          1996 and the Three Months ended April 30, 1996                F-5

          Consolidated Statements of Cash Flows for the Years
          Ended January 31, 1994, 1995 and 1996 and the Three
          Months ended April 30, 1996                                   F-6
         

          Notes to Consolidated Financial Statements                    F-7

          <PAGE>


          INDEPENDENT AUDITORS' REPORT


          To the Board of Directors and Stockholders of
          Grand Court Lifestyles, Inc.
          Boca Raton, Florida

          We have audited the accompanying consolidated balance sheets of
          Grand Court Lifestyles, Inc. and subsidiaries as of January 31,
          1996 and 1995 and the related consolidated statements of
          operations, stockholders' equity and cash flows for each of the
          three years in the period ended January 31, 1996.  These
          consolidated financial statements are the responsibility of the
          Company's management.  Our responsibility is to express an
          opinion on these consolidated financial statements based on our
          audits.

          We conducted our audits in accordance with generally accepted
          auditing standards.  Those standards require that we plan and
          perform the audit to obtain reasonable assurance about whether
          the financial statements are free of material misstatement.  An
          audit includes examining, on a test basis, evidence supporting
          the amounts and disclosures in the financial statements.  An
          audit also includes assessing the accounting principles used and
          significant estimates made by management, as well as evaluating
          the overall financial statement presentation.  We believe that
          our audits provide a reasonable basis for our opinion.

          In our opinion, the consolidated financial statements referred to
          above present fairly, in all material respects, the financial
          position of Grand Court Lifestyles, Inc. and subsidiaries as of
          January 31, 1996 and 1995, and the results of their operations
          and their cash flows for each of the three years in the period
          ended January 31, 1996 in conformity with generally accepted
          accounting principles.

          /s/ Deloitte & Touche LLP

          DELOITTE & TOUCHE LLP
          New York, New York
        
          April 26, 1996, except for Note 11, which is as of June 11, 1996
         

          <PAGE>

          GRAND COURT LIFESTYLES, INC. AND SUBSIDIARIES

          CONSOLIDATED BALANCE SHEETS
        
          (In Thousands, except per share data)
          ----------------------------------------------------------------- 


                                              JANUARY 31,         APRIL 30,
                                         ---------------------   -----------
                                                                 (UNAUDITED)

                                            1995        1996        1996
                                          --------    ---------  ----------

          ASSETS

          Cash and cash equivalents . .   $ 10,950    $ 17,961     $ 12,414

          Notes and receivables - net .    220,014     223,736      215,974

          Investments in partnerships .      3,002       3,794        3,676

                                            15,081      15,251       14,005
          Other assets - net  . . . . .   --------    --------     --------

                                          $249,047    $260,742     $246,069
          Total assets  . . . . . . . .   ========    ========     ========


          LIABILITIES AND STOCKHOLDERS'
          EQUITY

          Loans and accrued interest
          payable . . . . . . . . . . .   $127,355    $140,094     $125,128

          Notes and commissions
          payable . . . . . . . . . . .      3,569       1,684        1,291

          Other liabilities . . . . . .      2,000       4,018        3,264

                                            84,955      79,442       78,572
          Deferred income . . . . . . .   --------    --------     --------

          Total liabilities . . . . . .    217,879     225,238      208,255

          Commitments and
          contingencies

          Stockholders' equity

           Common Stock, $.10 par value
            - authorized, 10,000
            shares; issued and
            outstanding, 9,224 shares. .         1           1            1

           Paid-in capital  . . . . . .     31,167      35,503       37,470

                                                --          --          343 
           Retained earnings  . . . . .   --------     --------    --------

                                            31,168      35,504       37,814 
          TOTAL STOCKHOLDERS' EQUITY  .   --------    --------     --------

                                       
          Total liabilities and           $249,047    $260,742     $246,069   
          stockholders' equity  . . . .  =========    ========     ========
         

          See Notes to Consolidated Financial Statements.

          <PAGE>

          GRAND COURT LIFESTYLES, INC. AND SUBSIDIARIES

          CONSOLIDATED STATEMENTS OF OPERATIONS
        
          (In Thousands, except per share data)
          ----------------------------------------------------------------- 


                                                             THREE MONTHS
                                         YEARS ENDED             ENDED
                                         JANUARY 31,           APRIL 30,
                                         -----------         ------------

                                                              (UNAUDITED)

                                   1994     1995     1996     1995   1996
                                   ----     ----     ----     ----   ----

          Revenues:

            Sales . . . . . . .  $29,461  $29,000  $41,407 $ 5,847 $10,776

            Deferred profit
             earned . . . . . .    6,668    3,518    9,140   2,285       0

            Interest income . .   13,315    9,503   12,689   4,111   5,948

            Property management
             fees and other        4,079    4,278    5,075   1,035     165
             income . . . . . .  -------  -------  ------- -------  ------

                                  53,523   46,299   68,311  13,278  16,889
                                 -------  -------  ------- -------  ------
          Cost and Expenses:

            Cost of sales . . .   26,548   21,249   27,112   4,058   4,985

            Selling . . . . . .    6,706    6,002    7,664   1,392   1,797

            Interest  . . . . .   10,991   13,610   15,808   4,402   4,028

            General and
             administrative . .    5,226    6,450    7,871   1,435   1,891

            Officers'
             Compensation . . .    1,200    1,200    1,200     300     300

            Depreciation and       1,433    2,290    2,620     563     935
             amortization . . .   ------   ------   ------  ------  ------

                                  52,104   50,801   62,275  12,150  13,936
                                  ------   ------   ------  ------  ------

          Income (loss) before
           provision for income
           taxes  . . . . . . .    1,419   (4,502)   6,036   1,128   2,953

          Provision for income        --       --       --      --     394
           taxes  . . . . . . .  -------  -------   ------  ------  ------

          Net income (loss)        1,419   (4,502)   6,036   1,128   2,559

          Pro forma income tax       568   (1,801)   2,414     451     787
           provision (benefit)    ------  -------  -------  ------  ------

          Pro forma net income  $    851  $(2,701) $ 3,622 $   677 $ 1,772
           (loss) . . . . . . . ========  =======  ======= ======= =======

          Pro forma earnings
           (loss) per common    $    .09  $  (.27) $   .36 $   .07 $   .18
           share  . . . . . . . ========  =======  =======  ======  ======
         

          See Notes to Consolidated Financial Statements.

          <PAGE>


          GRAND COURT LIFESTYLES, INC. AND SUBSIDIARIES

          CONSOLIDATED STATEMENTS OF CHANGES IN STOCKHOLDERS' EQUITY
        
          YEARS ENDED JANUARY 31, 1994, 1995 AND 1996 AND THREE MONTHS
          ENDED APRIL 30, 1996
          (In Thousands)
          -----------------------------------------------------------------

          Stockholders' equity,                        
           January 31, 1993 . . . . . . .               $47,128

            Net income  . . . . . . . . .                 1,419

            Dividends . . . . . . . . . .               (10,991)
                                                        -------

          Stockholders' equity,                        
           January 31, 1994 . . . . . . .                37,556

            Net loss  . . . . . . . . . .                (4,502)

            Dividends . . . . . . . . . .                (1,886)
                                                         ------

          Stockholders' equity,                          
           January 31, 1995 . . . . . . .                31,168

            Net income  . . . . . . . . .                 6,036

            Dividends . . . . . . . . . .                (1,700)
                                                        -------

          Stockholders' equity,                         
           January 31, 1996 . . . . . . .               $35,504

            Net income (unaudited)  . . .                 2,559

            Dividends (unaudited) . . . .                  (249)
                                                        -------

          Stockholders' equity,                        
           April 30, 1996 (unaudited) . .               $37,814
                                                        =======
         

          See Notes to Consolidated Financial Statements.

     <PAGE>

     GRAND COURT LIFESTYLES, INC. AND SUBSIDIARIES

     CONSOLIDATED STATEMENTS OF CASH FLOWS
        
     (In Thousands)
     --------------------------------------------------------------------------


                                             YEARS ENDED JANUARY 31,
                                           --------------------------

                                           1994       1995       1996
                                           ----       ----       ----
     Cash flows from operating
     activities:

       Net income (loss) . . . . . . . $ 1,419   $  (4,502)     $ 6,036
                                       -------   ---------      -------
       Adjustments to reconcile
        net income to net cash
        provided by operating
        activities:

         Amortization and                                         
          depreciation . . . . . . . .   1,433       2,290        2,620

       Adjustment for changes
        in assets and
        liabilities:

         Accrued interest income
          on notes receivable
          and receipt of notes
          receivable . . . . . . . . .  (1,241)        174       (2,560)

         (Increase) decrease in
          notes and receivables  . . .   7,945       7,223       (1,162)

         Increase in commissions
          payable  . . . . . . . . . .   7,016       5,242        9,239

         Increase (decrease) in
          other liabilities  . . . . .  (1,278)       (506)       2,018

         Increase (decrease) in          
          deferred income  . . . . . .   4,401         632        3,627
                                      --------     -------      -------
                                        18,276      15,055       13,782
                                      --------     -------      -------

           Net cash provided (used)
            by operating                
            activities . . . . . . . .  19,695      10,553       19,818
                                      --------     -------      -------
     Cash flows from investing
      activities:

       (Increase) decrease in other
        assets . . . . . . . . . . . .  (2,701)     (7,180)      (2,790)

       (Increase) decrease in            
        investments  . . . . . . . . .    (641)       (736)        (792)
                                       -------      ------      -------

           Net cash from investing     
            activities . . . . . . . .  (3,342)     (7,916)      (3,582)
                                       -------      ------      -------

     Cash flows used in financing
      activities:

       Decrease in loans payable . . . (21,629)    (31,311)     (39,326)

       Increase in loans and
        accrued interest payable . . .  34,429      44,014       52,065

       Payments of commissions
        payable  . . . . . . . . . . .  (6,005)     (5,743)      (9,483)

       Payments of notes payable . . .  (2,609)     (2,578)      (1,641)

       Deferred income earned  . . . .  (6,668)     (3,518)      (9,140)

       (Dividends) Contributions . . . (10,991)     (1,886)      (1,700)
                                      --------     -------      -------
           Net cash used in           
            financing activities . . . (13,473)     (1,022)      (9,225)
                                      --------     -------      -------

     Increase (decrease) in cash
      and cash equivalents . . . . . .   2,880       1,615        7,011

     Cash and cash equivalents,          
      beginning of period  . . . . . .   6,455       9,335       10,950
                                      --------     -------      -------

     Cash and cash equivalents,        
      end of period  . . . . . . . . . $ 9,335     $10,950      $17,961
                                      ========    ========     ========

     Supplemental information:

       Interest paid . . . . . . . . . $10,710     $12,914      $16,922
                                      ========    ========     ========
         

     
        
                                          THREE MONTHS ENDED APRIL 30,
                                          ----------------------------

                                                  (UNAUDITED)

                                              1995             1996
                                              ----             ----
     Cash flows from operating
      activities:

       Net income (loss) . . . . . . .         $1,128         $02,559
                                               ------         -------

       Adjustments to reconcile
        net income to net cash
        provided by operating
        activities:

         Amortization and
          depreciation . . . . . . . .            563             935

       Adjustment for changes in
        assets and liabilities:

         Accrued interest income
          on notes receivable
          and receipt of notes
          receivable . . . . . . . . .          4,776           7,503

         (Increase) decrease in
          notes and receivables  . . .         (9,586)            259

         Increase in commissions
          payable  . . . . . . . . . .            237             377

         Increase (decrease) in
          other liabilities  . . . . .           (232)           (754)

         Increase (decrease) in                  (185)           (870)
          deferred income  . . . . . .        -------         -------

                                               (4,427)          7,450
                                              -------         -------

           Net cash provided (used)            
            by operating activities  .         (3,299)         10,009
                                              -------         -------

     Cash flows from investing
      activities:

       (Increase) decrease in other
        assets . . . . . . . . . . . .            670             311

       (Increase) decrease in                    
        investments  . . . . . . . . .            (65)            118 
                                              -------        --------

           Net cash from investing             
            activities . . . . . . . .            605             429
                                              -------        --------

     Cash flows used in financing
      activities:

       Decrease in loans payable . . .        (13,512)        (27,752)

       Increase in loans and accrued
        interest payable . . . . . . .         13,683          12,786

       Payments of commissions payable           (950)           (731)

       Payments of notes payable . . .            (59)            (39)

       Deferred income earned  . . . .         (2,285)              0

       (Dividends) Contributions . . .            621            (249)
                                              -------        --------
           Net cash used in financing       
            activities . . . . . . . .         (2,502)        (15,985)
                                              --------       --------

     Increase (decrease) in cash
      and cash equivalents . . . . . .         (5,196)         (5,547)

     Cash and cash equivalents,               
      beginning of period  . . . . . .         10,950          17,961 
                                             --------        --------

     Cash and cash equivalents,             
      end of period  . . . . . . . . .         $5,754         $12,414
                                             ========        ========

     Supplemental information:

       Interest paid . . . . . . . . .         $3,587         $03,976
                                             ========        ========
         

     See Notes to Consolidated Financial Statements.

     <PAGE>


          GRAND COURT LIFESTYLES, INC. AND SUBSIDIARIES

     NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
        
     YEARS ENDED JANUARY 31, 1994, 1995 AND 1996 AND THREE MONTHS ENDED APRIL
     30, 1996
     (Information pertaining to the period April 30, 1996 is unaudited)
         
     (In Thousands)
     --------------------------------------------------------------------------

     1.   ORGANIZATION AND BASIS OF PRESENTATION

          Grand Court Lifestyles, Inc. (the "Company"), was formed pursuant to
          the merger into the Company of various affiliated Sub-chapter S
          corporations owned by the Selling Stockholders and the transfer of
          certain assets from and assumption of certain liabilities of the
          Selling Stockholders and a partnership owned by the Selling
          Stockholders (these transactions are, collectively, the
          "Reorganization").  The Reorganization was effective as of April 1,
          1996.  The Company, a fully integrated provider of adult living
          accommodations and services, acquires, finances, develops and manages
          adult living communities.  As a result of the Company's financing
          activities, limited partnerships ("Investing Partnerships") are
          formed whereby the Company retains a 1% to 2.5% general partnership
          interest.

          LINE OF BUSINESS - The Company is involved in acquiring, financing,
          developing and managing adult living communities.  The Company
          receives a significant portion of its income from the sale of
          partnership interests in partnerships which own adult living
          communities ("Owning Partnerships").  Another source of income is
          interest income on notes receivable.

        
          The adult living communities and multi-family properties are located
          throughout the United States.  The Company as of January 31, 1996
          manages approximately 28 adult living centers.
         

     2.   SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

          CASH AND CASH EQUIVALENTS - The Company considers cash and cash
          equivalents to include cash on hand, demand deposits and highly
          liquid investments with maturities of three months or less.

          REVENUE RECOGNITION - Revenue from sales of interests in Owning
          Partnerships as discussed in Note 1, is recognized under the full
          accrual method of accounting when the profit on the transaction is
          determinable, that is, the collectibility of the sales price is
          reasonably assured and the earnings process is virtually complete. 
          The Company determines the collectibility of the sales price by
          evidence supporting the buyers' substantial initial and continuing
          investment in the adult living communities as well as other factors
          such as age, location and cash flow of the underlying property.

          The Company has deferred revenue on the above transactions in
          connection with the Company's guarantee of cash flow to the
          investors.  The Company has generally guaranteed an 11% to 12% return
          to the investors on cash invested in the respective limited
          partnerships for a period of approximately 5 years from the date the
          respective partnership interests are sold.  The amount of the
          deferred revenue is calculated by determining the difference between
          the underlying property's cash flow and the amount needed to meet the
          investors' future guarantee and is included in deferred income.  Any
          changes in the deferred income either due to a passage of time or to
          a decrease or increase in the underlying property's cash flow is
          recorded as additional income or expense in the year determined.

          For properties that do not meet the Company's revenue recognition
          policy the Company accounts for such sales under the installment
          method.  Under the installment method the gross profit is determined
          at the time of sale.  The revenue recorded in any given year would
          equal the cash collections multiplied by the gross profit percentage. 
          The Company has deferred all future income to be recognized on these
          transactions.  Losses on these projects are recognized immediately
          upon sale.

          ALLOWANCE ON NOTES RECEIVABLE - In the event that the facts and
          circumstances indicate that the collectibility of a note may be
          impaired, an evaluation of recoverability is performed.  If an
          evaluation is performed the Company compares the recorded value of
          the note to the value of the underlying property less any
          encumbrances to determine if a write-down to market value is
          required.

          ACCOUNTING ESTIMATES - The preparation of financial statements in
          accordance with generally accepted accounting principles requires
          management to make significant estimates and assumptions that affect
          the reported amount of assets and liabilities at the date of the
          financial statements and the reported amount of revenues and expenses
          during the reported period.  Actual results could differ from those
          estimates.

          DEFERRED FINANCING AND DEBT EXPENSE - Costs incurred in connection
          with obtaining long-term financing have been capitalized and are
          amortized over the term of the financing.

          INVESTMENTS - The Company accounts for its interest in limited
          partnerships under the equity method of accounting.  The Company uses
          this method because as the general partner it can exercise
          significant influence over the operating and financial policies of
          such partnerships.  Under this method the Company records its share
          of income and loss of the entity as well as any distributions or
          contributions as an increase or decrease to the investment account. 
          The carrying amount of the investments in limited partnerships
          differs from the Company's underlying equity interest based upon its
          stated ownership percentages.  Such differences are attributable to
          the disproportionate amount of money and notes invested in the
          entities by the Company for its equity interest as compared to the
          other investors.  This difference is being amortized over the life of
          the underlying partnership assets.

          MANAGEMENT FEES  - Property management fees are recognized as revenue
          when related services have been performed.

          PRO FORMA INCOME TAXES - The Reorganization occurred subsequent to
          year end and, as such, income tax provisions at a combined Federal
          and state tax rate of 40% have been provided on a pro forma basis. 
          The various Sub-chapter S corporations which were either merged into
          or acquired by the Company and the partnership which transferred
          assets to the Company were not required to pay taxes because any
          taxes were the responsibility of the Seller Stockholders who were the
          sole shareholders and partners of those entities.

     3.   FAIR VALUE OF FINANCIAL INSTRUMENTS

          In December 1991, the Financial Accounting Standards Board issued
          Statement of Financial Accounting Standards No. 107, "Disclosure
          about Fair Value of Financial Instruments."  The Company is unable to
          determine the fair value of its notes and receivables as such
          instruments do not have a ready market.  Other financial instruments
          are believed to be stated at approximately their fair value.

     4.   NOTES AND RECEIVABLES

          Notes and other receivables consist of the following:

        
                                             January 31,       April
                                                                30,
                                             ----------        -----

                                           1995       1996      1996
                                           ----       ----      ----
      Notes and accrued interest
      receivable (a) and (b)  . . . . .  $168,339   $165,986  $163,317

      Loans receivable  . . . . . . . .    10,367     10,417    10,508

      Other receivables(c)  . . . . . .    46,984     53,145    53,125

      Mortgages(d)  . . . . . . . . . .     7,324      7,188     2,024
                                         --------   --------  --------

                                          233,014    236,736   228,974

      Less allowance for uncollectible     13,000     13,000    13,000
      receivables . . . . . . . . . . .  --------    -------   -------

                                         $220,014   $223,736  $215,974
                                         ========   ========  ========
         
   

          (a)  The Company has notes receivable from the Investing Partnerships,
               which were formed to acquire controlling interests in Owning
               Partnerships which own adult living communities.  Such notes
               generally have interest rates ranging from 11% to 13.875% and are
               due in installments over five years from the date of acquisition
               of the respective controlling interests.  The notes represent
               senior indebtedness of the related Investing Partnerships, and
               are collateralized by the respective interests in the Owning
               Partnerships.  These properties are generally encumbered by
               mortgages.  Principal and interest payments on each note are also
               collateralized by the investor notes payable to the Investing
               Partnerships to which the investors are admitted.  The Company
               has recorded the notes receivable net of the investor note
               collections.

          (b)  The Company has notes receivable from the Investing Partnerships
               which were formed to acquire controlling interests in Owning
               Partnerships which own multi-family properties.  The notes have
               maturity dates ranging from ten to fifteen years from the date of
               the acquisition of the respective controlling interests.  Several
               notes have reached their final maturity dates and these final
               maturity dates have been extended by the Company.  It is the
               Company's intention to collect the principal and interest
               payments on the aforementioned notes from the cash flows
               distributed by the related multi-family properties and the
               proceeds in the event of a sale or refinancing.

          (c)  Other receivables represent reimbursable expenses and advances
               made to the limited partnerships.  These amounts do not bear
               interest and have no specific repayment date.

          (d)  The mortgages bear interest at rates ranging from 8% to 9%.  The
               mortgages are generally collateralized by a mortgage lien on the
               related adult living communities.

     5.   OTHER ASSETS

        
          a.   Financing costs of $2,410, $3,578 and $589 were capitalized
               during the years ended January 31, 1995 and 1996 and the period
               ended April 30, 1996, respectively.  These costs are being
               amortized over periods ranging from one to ten years.  The
               unamortized balance at January 31, 1995 and 1996 and April 30,
               1996 amounted to $6,910, $7,994, and $7,694, respectively.
         

        
          b.   The Company has approximately a 50% equity interest in Caton
               Associates, a limited partnership which owns a mortgage loan
               collateralized by interests in a cooperative apartment building. 
               The Company's equity interest in this partnership totaled $466 at
               January 31, 1995 and 1996 and April 30, 1996.  Additionally, the
               Company owns certain cooperative apartments recorded at $1,388 at
               January 31, 1995 and 1996 and April 30, 1996.
         

        
          c.   The Company has capitalized $595 and $179 of remaining costs
               associated with the financing of the acquisition of adult living
               communities by arranging for the sale of partnership interests,
               which were substantially sold at January 31, 1996 and April 30,
               1996 respectively.  Upon completion of these transactions such
               costs will be charged to cost of sales.
         

     6.   LOANS AND ACCRUED INTEREST PAYABLE

          Loans payable consists of the following:

        
                                          January 31,         April 30,
                                       -----------------      ---------

                                       1995         1996         1996
                                       ----         ----         ----

      Banks (including mortgages)   
      (a) and (b) . . . . . . . .   $39,261      $41,361      $23,045

      Other, principally             88,094       98,733      102,083
      debentures (c)  . . . . . .   -------       ------      -------

                                   $127,355     $140,094     $125,127
                                    =======     ========     ========
         

     (a)  The bank loans bear interest per annum at the banks' prime rate plus
          1% to 2%.  The bank loans generally have terms of at least one year,
          but in the event a particular bank elects not to renew or extend the
          credit, the entire unpaid balance is converted to a term loan which
          self-liquidates in four to five years.  Generally the bank loans are
          collateralized by the Company's entitlement to the assigned limited
          partner investor notes which serve as collateral for the respective
          purchase notes.

     (b)  In addition to the aforementioned bank loans, the Company has three
          additional loans from banks.  Each of the loans are collateralized by
          an assignment of the first mortgage loans payable to the Company. 
          Two of the loans bear interest at rates varying from 8% to 9% per
          annum and come due on various dates through 1996.  In March 1996, the
          partnerships that own these properties refinanced two of these
          mortgages, which eliminated them as obligations of the Company.  The
          third loan bears interest at the rate of 9.5% per annum and matures
          on March 31, 1997.

        
     (c)  Debentures are collateralized by various purchase notes and investor
          notes related to multi-family property financing.  They mature in
          1996 through 2003 and bear interest rates of 11% to 12% per annum.
         

     Future annual maturities, excluding interest, over the next five years and
     thereafter, are as follows:

     Year Ending
     January 31
     -----------
     1997  . . . . . . . . . . . . .              $ 37,170

     1998  . . . . . . . . . . . . .                12,887

     1999  . . . . . . . . . . . . .                29,660

     2000  . . . . . . . . . . . . .                15,426

     2001  . . . . . . . . . . . . .                17,428

     Thereafter  . . . . . . . . . .                26,628
                                                  --------

                                                   139,199

     Accrued interest  . . . . . . .                   895
                                                  --------

                                                  $140,094
                                                  ========
     7.   OTHER LIABILITIES

          a.   Other liabilities include advances and certain expenses.  These
               amounts do not bear interest and have no specific repayment date.

        
          b.   Unearned income of $963 and $367 was recorded for the amount of
               unsubscribed partnership interests in adult living communities
               financed during the year ended January 31, 1996 and the period
               ended April 30, 1996, respectively.  Upon full subscription these
               amounts will be recognized as income.
         

     8.   INCOME TAXES

          Deferred income taxes reflect the net tax effects of temporary
          differences between the carrying amount of assets and liabilities for
          financial reporting purposes and the amount used for income taxes
          purposes.  The tax effects of temporary differences that give rise to
          significant portions of the deferred tax assets and deferred tax
          liabilities are presented below:


     Deferred tax assets:

       Notes and receivables . . . .               $ 8,920

       Accrued expenses and other                    1,257
         liabilities . . . . . . . .                ------

       Total gross deferred tax                   
         assets  . . . . . . . . . .                10,177 

       Less valuation allowance  . .                 2,760
                                                     -----

     Deferred tax assets net of                      7,417
     valuation allowance . . . . . .                 -----

     Deferred tax liabilities:

       Deferred income . . . . . . .                 4,560

       Other assets  . . . . . . . .                 2,492

       Investment in partnerships  .                   365
                                                     -----

       Total gross deferred tax                      7,417
          liabilities . . . . . . .                  -----

     Net deferred tax assets                        $   --  
     (liabilities) . . . . . . . . .                ======

          As discussed in footnote 1, the Company became a taxable entity as of
          April 1, 1996,therefore the current and prior year tax provision
          (benefit) is presented on a pro forma basis at an effective tax rate
          of approximately 40%.  The Company has recorded a valuation allowance
          of $2,760, because it was uncertain that such deferred tax assets in
          excess of deferred tax liabilities would be realizable in future
          years.

     9.   COMMITMENTS AND CONTINGENCIES

          a.   The Company and its principals have guaranteed $6,800 of
               indebtedness relating to a refinanced first mortgage on a
               property acquired by an Owning Partnership in 1988.

          b.   The Company rents office space under a lease expiring February
               1997.  Annual base rent under such lease is approximately $178. 
               The Company entered into a ten year lease for additional office
               space, commencing September 1, 1991.  The annual base rent is
               approximately $113 and will increase 5% each year for ten years.

     10.  RELATED PARTY TRANSACTIONS

        
          The Company has transactions with related parties that are
          unconsolidated affiliates of the Company.  The Company provides
          management, accounting and bookkeeping services to such affiliates. 
          The Company receives a monthly fee in return for such management
          services rendered on behalf of its affiliates for each of their adult
          living communities.  Aggregate fees for such services for the years
          ended January 31, 1994, 1995 and 1996 and the period ended April 30,
          1996 totaled $1,010, $898 and $1,873 and $600, respectively.
         

        
          In addition, the Company has amounts due from unconsolidated
          affiliates of $413, $248 and $402 as of January 31, 1995 and 1996 and
          the period ended April 30, 1996, respectively.
         

          The Chairman of the Board and President of the Company and entities
          controlled by them serve as general partners of partnerships directly
          and indirectly owning multi-family properties and on account of such
          general partner status have personal liability for recourse
          partnership obligations and own small equity ownership interests in
          the partnerships.  The Company holds note receivables, aggregating
          $163,608, that are secured by the equity interests in such
          partnerships.  These individuals have provided personal guarantees in
          certain circumstances to obtain mortgage financing for certain adult
          living properties operated by the Company and for certain of the
          Company's Investor Note Debt, and the obligations thereunder may
          continue.  In addition, such officers and certain employees will
          devote a portion of their time to overseeing the third-party managers
          of multi-family properties and one adult living community in which
          such officers have financial interests but the Company does not. 
          These activities, ownership interests and general partner interests
          create actual or potential conflicts of interest on the part of these
          officers.

          The Company is the managing general partner for 28 of the 29 owning
          partnerships which own the 30 adult living communities and one
          nursing home which the Company operates.  The Company also is the
          general partner for 22 of the 34 investing partnerships that own 99%
          partnership interests in these owning partnerships.  In addition, the
          Company is the managing agent for all of the Company's 30 adult
          living communities and one nursing home.  The Company has financed
          the acquisition of adult living communities through the sales of
          limited partnership interests in the investing partnerships.  By
          serving in all of these capacities, the Company may have conflicts of
          interest in that it has both a duty to act in the best interests of
          partners of various partnerships, including the limited partners of
          the investing partnerships, and the desire to maximize earnings for
          the Company's stockholders in the operation of such adult living
          communities and nursing home.  

     11.  SUBSEQUENT EVENTS

       a. Refinancings

       Subsequent to January 31, 1996, the Company completed refinancings of ten
       adult living communities.  These transactions resulted in a return of
       capital to the investors of $43,717.  This refinancing reduced the
       Company's obligations to guarantee the investors' returns as discussed in
       Note 2.  The Company was also able to reduce its overall indebtedness by
       $8,900.

       b. Letters of Intent

       The Company has obtained a letter of intent, dated June 3, 1996, from
       Fleet Bank to provide up to $40 million for financing of the construction
       and the acquisition of existing communities and has obtained a letter of
       intent, dated April 25, 1996, from Capstone Capital Corporation
       ("Capstone") to provide up to $39 million for the development of up to
       four adult living communities that will be operated by the Company
       pursuant to long-term leases with Capstone.

       
       c. Capitalization
        

       	
       The Board of Directos and the stockholders have approved, to be 
       effective immediately prior to the closing of the proposed public 
       offering of the Company's Common Stock, (i) the filing of a Restated 
       Certificate of Incorporation that would provide for, among other 
       things, the authorization of 30,000,000 shares of Common Stock and 
       1,000,000 shares of Preferred Stock and an approximate 1084.1284-for-1 
       stock split of the issued and outstanding Common Stock and (ii) a Stock
       Option Plan reserving for issuance up to 1,250,000 shares of Common 
       Stock pursuant to stock options and other stock awards. The following
       sets forth the pro forma effect of the stock split. 

								April 30
                                                               -----------
					January 31	       (unaudited)
					-----------
				1995		    1996	  1996
			       ------		   ------	 ------

      Preferred Stock, 
      $.0001 par value;		  --                 --		     -- 
      1,000,000 shares
      authorized; none 
      issued and 
      outstanding

      Common Stock, $.01 
      par value; authorized 	 100		    100		     100 
      authorized, 30,000,000
      shares; issued and 
      outstanding, 10,000 
      shares 

      Paid-in capital         31,068             35,404           37,371
      		                                     
        


       <PAGE>

     =======================================  =================================
       Until _____, 1996 (25 days after the
     commencement of this offering), all
     dealers effecting transactions in the             2,777,778 SHARES
     registered securities, whether or not
     participating in this distribution, may
     be required to deliver a Prospectus. 
     This is in addition to the obligation  
     of dealers to deliver a Prospectus when
     acting as Underwriters and with respect             GRAND COURT
     to their unsold allotments or                     LIFESTYLES, INC.
     subscriptions.                         

                 TABLE OF CONTENTS

                              Page                        
                              ----
        

     Prospectus Summary  . . .   1
     Risk Factors  . . . . . .   7
     Use of Proceeds . . . . .  15
     Dividend Policy . . . . .  15
     Capitalization  . . . . .  16
     Dilution  . . . . . . . .  17
     Selected Consolidated 
       Financial 
       Data  . . . . . . . . .  18
     Management's Discussion 
       and Analysis
       of Financial 
       Condition and
       Results of Operations .  20                        COMMON STOCK
     Business  . . . . . . . .  27
     Management  . . . . . . .  40
     Certain Transactions  . .  44
     Principal and Selling 
       Stockholders  . . . . .  45
     Description of Capital 
       Stock . . . . . . . . .  46
     Shares Eligible for Future 
       Sale  . . . . . . . . .  48
     Plan of Distribution  . .  50                        --------------
     Legal Matters . . . . . .  51
     Experts . . . . . . . . .  51                          PROSPECTUS
     Additional Information  .  51
     Index to Consolidated                                --------------
       Financial
       Statements  . . . . . .  F-1
         

               ----------

        NO DEALER, SALESPERSON OR OTHER
     PERSON HAS BEEN AUTHORIZED TO GIVE ANY
     INFORMATION OR TO MAKE ANY
     REPRESENTATIONS OTHER THAN THOSE
     CONTAINED IN THIS PROSPECTUS, AND, IF
     GIVEN OR MADE, SUCH INFORMATION AND
     REPRESENTATIONS MUST NOT BE RELIED UPON
     AS HAVING BEEN AUTHORIZED BY THE
     COMPANY OR ANY OF THE SELLING
     STOCKHOLDERS.  THIS PROSPECTUS DOES NOT
     CONSTITUTE AN OFFER TO SELL OR A
     SOLICITATION OF AN OFFER TO BUY THE
     SHARES BY ANYONE IN ANY JURISDICTION IN
     WHICH SUCH OFFER OR SOLICITATION IS NOT
     AUTHORIZED, OR IN WHICH THE PERSON
     MAKING THE OFFER OR SOLICITATION IS NOT
     QUALIFIED TO DO SO, OR TO ANY PERSON TO
     WHOM IT IS UNLAWFUL TO MAKE SUCH OFFER
     OR SOLICITATION.  UNDER NO
     CIRCUMSTANCES SHALL THE DELIVERY OF                 
     THIS PROSPECTUS, OR ANY SALE MADE                 __________, 1996
     PURSUANT TO THIS PROSPECTUS, CREATE ANY                
     IMPLICATION THAT THE INFORMATION
     CONTAINED IN THIS PROSPECTUS IS CORRECT
     AS OF ANY TIME SUBSEQUENT TO THE DATE 
     OF THIS PROSPECTUS.
     =======================================  =================================

     <PAGE>
                                       PART II

                        INFORMATION NOT REQUIRED IN PROSPECTUS

     Item 13.  Other Expenses of Issuance and Distribution

           The following table sets forth the estimated expenses to be incurred
     in connection with the issuance and distribution of the Common Stock being
     registered assuming both the Minimum Offering and the Maximum Offering. 
     All expenses will be borne by the Company, except that the Selling
     Stockholders will pay a 10% pro rata share of the non-accountable expense
     allowances and the wholesalers or finders fees.

                                               
                                               MINIMUM             MAXIMUM
                                               -------             -------
        
      Securities and Exchange
         Commission  registration
         fee  . . . . . . . . . .             $17,241.38          $17,241.38
      NASDAQ National Market
         listing fee  . . . . . .              50,000              50,000
      Accounting fees and expenses            900,000   *         900,000   *
      Legal fees and expenses . .             250,000   *         250,000   *
      Printing and engraving
          expenses  . . . . . . .              99,000   *          99,000   *
      Nonaccountable expense allowances
            Minimum . . . . . . .             250,000   *              --     
            Maximum . . . . . . .                  --             500,000   *
      Wholesalers or finders fees
            Minimum . . . . . . .             250,000   *              --     
            Maximum . . . . . . .                  --             500,000   *
      Blue Sky fees and expenses.              21,000   *          21,000   *
      Transfer agent and registrar
         fees and expenses. . . .               3,000   *           3,000   *
      Escrow agent  . . . . . . .               5,000   *           5,000   *
      Miscellaneous . . . . . . .              14,758.62*          14,758.62*
                                           -------------       -------------
            Total
               Minimum  . . . . .          $1,860,000   *
                                           ==========
               Maximum  . . . . .                              $2,360,000   *
                                                               ==========
         
     ----------------
     * estimated

     Item 14.  Indemnification of Directors and Officers

          Article IX of the Company's Restated Certificate of Incorporation
     provides that:

               "The Corporation shall indemnify any person who was or is a party
     or is threatened to be made a party to any threatened, pending or complete
     action, suit or proceeding, whether civil, criminal, administrative or
     investigative, or by or in the right of the Corporation to procure judgment
     in its favor, by reason of the fact that he is or was a director, officer,
     employee or agent of the Corporation, or is or was serving at the request
     of the Corporation as a director, officer, employee or agent of another
     corporation, partnership, joint venture, trust or other enterprise, against
     expenses (including attorneys' fees), judgments, fines and amounts paid in
     settlement actually and reasonably incurred by him in connection with such
     action, suit or proceeding if he acted in good faith and in a manner he
     reasonably believed to be in or not opposed to the best interests of the
     Corporation, in accordance with and to the full extent permitted by
     statute.  Expenses incurred in defending a civil or criminal action, suit
     or proceeding shall be paid by the Corporation in advance of the final
     disposition of such action, suit or proceeding as authorized by the Board
     of Directors in the specific case upon receipt of an undertaking by or on
     behalf of the director, officer, employee or agent to repay such amount
     unless it shall ultimately be determined that he is entitled to be
     indemnified by the Corporation as authorized in this section.  The
     indemnification provided by this section shall not be deemed exclusive of
     any other rights to which those seeking indemnification may be entitled
     under this Restated Certificate of Incorporation or any agreement or vote
     of stockholders or disinterested directors or otherwise, both as to action
     in his official capacity and as to action in another capacity while holding
     such office, and shall continue as to a person who has ceased to be a
     director, officer, employee or agent and shall inure to the benefit of the
     heirs, executors and administrators of such a person."


          Article X of the Company's By-Laws provides that:

               "Any person made or threatened to be made a party to or involved
     in any action, suit or proceeding, whether civil or criminal,
     administrative or investigative (hereinafter, "proceeding") by reason of
     the fact that he, his testator or intestate, is or was a director, officer
     or employee of the Corporation, or is or was serving at the request of the
     Corporation as a director, officer, employee or agent of another
     corporation or of a partnership, joint venture, trust or other enterprise,
     including service with respect to employee benefit plans, shall be
     indemnified and held harmless by the Corporation to the fullest extent
     authorized by the General Corporation Law of the State of Delaware as the
     same exists or may hereafter be amended (but in the case of any such
     amendment, only to the extent that such amendment permits the Corporation
     to provide broader indemnification rights than said law permitted the
     Corporation to provide prior to such amendment) against all expense, loss
     and liability (including, without limitation, judgments, fines, amounts
     paid in settlement and reasonable expenses, including attorneys' fees),
     actually and necessarily incurred or suffered by him in connection with the
     defense of or as a result of such proceeding, or in connection with any
     appeal therein.  The Corporation shall have the power to purchase and
     maintain insurance for the indemnification of such directors, officers and
     employees to the full extent permitted under the laws of the State of
     Delaware from time to time in effect.  Such right of indemnification shall
     not be deemed exclusive of any other rights of indemnification to which
     such director, officer or employee may be entitled.

               The right to indemnification conferred in this By-Law shall be a
     contract right and shall include the right to be paid by the Corporation
     the expenses incurred in defending any such proceeding in advance of its
     final disposition; provided, however, that if the General Corporation Law
                        --------  -------
     of the State of Delaware requires, the payment of such expenses incurred by
     a director or officer in his or her capacity as a director or officer (and
     not in any other capacity in which services were or are rendered by such
     person while a director or officer, including, without limitation, service
     to an employee benefit plan) in advance of the final disposition of a
     proceeding, shall be made only upon delivery to the Corporation of an
     undertaking by or on behalf of such director or officer, to repay all
     amounts so advanced if it shall ultimately be determined that such director
     or officer is not entitled to be indemnified under this By-Law or
     otherwise."

          Statutory

               Generally, Section 145 of the General Corporation Law of the
     State of Delaware authorizes Delaware corporations, under certain
     circumstances, to indemnify their officers and directors against all
     expenses and liabilities (including attorneys' fees) incurred by them as a
     result of any suit brought against them in their capacity as a director or
     an officer, if they acted in good faith and in a manner they reasonably
     believed to be in or not opposed to the best interests of the corporation,
     and, with respect to any criminal action or proceeding, if they had no
     reasonable cause to believe their conduct was unlawful.  A director or
     officer may also be indemnified against expenses incurred in connection
     with a suit by or in the right of the corporation if such director or
     officer acted in good faith and in a manner reasonably believed to be in or
     not opposed to the best interests of the corporation, except that no
     indemnification may be made without court approval if such person was
     adjudged liable to the corporation.

     Item 15.  Recent Sales of Unregistered Securities

               Since January 31, 1993, the Company issued Debentures in ten
     series, with interest rates ranging from 11% to 12%, and maturity dates
     from 1996 to 2004 in an aggregate principal amount of $68,927,157.08.  Each
     series was issued in reliance on exemptions from the registration
     requirements under the Securities Act of 1933, as amended (the "1933 Act")
     under Sections 3(b) and 4(2) of such act and Regulation D promulgated
     thereunder to accredited investors and up to 35 non-accredited investors. 
     In connection with such issuances, the Company paid commissions to
     qualified broker dealers of between 10% and 15%. 
 
               In connection with offerings of limited partnership interests in
     limited partnerships organized to invest in adult living communities and
     for which the Company has acted as general partner, the terms of the
     partnership offerings guarantee that limited partners will receive
     distributions during each of the first five years equal to between 11% and
     12% of their paid-in capital.  The Company is required to pay to limited
     partners any part of such guaranteed return not paid from cash flow from
     the related property. Since January 31, 1993, there were 14 such limited
     partnership offerings for an aggregate of $138,500,000.  Each such offering
     was issued in reliance on exemptions from the registration requirements
     under the 1933 Act under Sections 3(b) and 4(2) of such act and Regulation
     D promulgated thereunder to accredited investors and up to 35 non-
     accredited investors.  In connection with such issuances, the Company paid
     commissions to qualified brokers and dealers of between 10% and 15%.

               Two limited partnerships for which the Company is general partner
     have issued limited partnership interests for, in the aggregate,
     $9,250,000, the net proceeds of which have been used to make second
     mortgage loans to the Company to fund approximately 20% of the costs of
     developing three new adult living communities.  Each such offering was
     issued in reliance on exemptions from the registration requirements under
     the 1933 Act under Sections 3(b) and 4(2) of such act and Regulation D
     promulgated thereunder to accredited investors and up to 35 non-accredited
     investors.  In connection with such issuances, the Company paid commissions
     to qualified brokers and dealers of between 10% and 15%.

               In connection with the reorganization of the Company's
     businesses, the Company issued 10,000,000 shares of Common Stock to Messrs.
     Luciani and Rodin in exchange for assets having an aggregate value of
     $35,504,000.  This offering was issued in reliance on exemptions from the
     registration requirements under the 1933 Act under Sections 3(b) and 4(2)
     of such act.

     Item 16.  Exhibits and Financial Statement Schedules

               (a)  Exhibits

        
       1        -  Form of Selling Agency Agreement.
      *2.1      -  Consolidation Agreement dated as of April 1, 1996 among John
                   Luciani, Bernard M. Rodin, J&B Management Company and the
                   Company.
       2.1(a)   -  First Amendment dated as of April 1, 1996 to Consolidation
                   Agreement dated as of April 1, 1996 among John Luciani,
                   Bernard M. Rodin, J&B Management Company and the Company.
      *2.2(a)   -  Merger Agreement dated as of April 1, 1996 between Leisure
                   Centers, Inc. and the Company.
      *2.2(b)   -  Merger Agreement dated as of April 1, 1996 between Leisure
                   Centers Development, Inc. and the Company.
      *2.2(c)   -  Merger Agreement dated as of April 1, 1996 between J&B
                   Management Corp. and the Company.
      *2.2(d)   -  Merger Agreement dated as of April 1, 1996 between Wilmart
                   Development Corp. and the Company.
      *2.2(e)   -  Merger Agreement dated as of April 1, 1996 between Sulgrave
                   Realty Corporation and the Company.
      *2.2(f)   -  Merger Agreement dated as of April 1, 1996 between Riv
                   Development Inc. and the Company.
       3.1      -  Form of Restated Certificate of Incorporation of the 
                   Company.
       3.2      -  By-Laws of the Company.
     **4        -  Form of Stock Certificate.
     **5        -  Form of Opinion of Reid & Priest LLP.
      10.1      -  1996 Stock Option and Performance Award Plan.
     *10.2      -  Letter of Intent dated June 3, 1996 from Fleet Bank to the
                   Company.
     *10.3      -  Letter of Intent dated April 25, 1996 from Capstone Capital
                   Corp. to the Company.
     *10.4(a)   -  Form of 12% Debenture due June 16, 2000 - Series 1.
     *10.4(b)   -  Form of 12% Debenture due April 15, 1999 - Series 2.
     *10.4(c)   -  Form of 11% Debenture due December 31, 1996 - Series 3.
     *10.4(d)   -  Form of 11.5% Debenture due April 15, 2000 - Series 4.
     *10.4(e)   -  Form of 12% Debenture due January 15, 2003 - Series 5.
     *10.4(f)   -  Form of 12% Debenture due April 15, 2003 - Series 6.
     *10.4(g)   -  Form of 11% Debenture due January 15, 2002 - Series 7.
     *10.4(h)   -  Form of 11% Debenture due January 15, 2002 - Series 8.
     *10.4(i)   -  Form of 12% Debenture due September 15, 2001 - Series 9.
     *10.4(j)   -  Form of 12% Debenture due January 15, 2004 - Series 10.
      10.5(a)   -  Bank Agreement dated August 14, 1990 between The Bank of New
                   York and the Company with respect to 12% Debentures, 
                   Series 1.
     *10.5(b)   -  First Amendment dated as of August 21, 1992 to Bank Agreement
                   dated August 14, 1990 between The Bank of New York and the
                   Company with respect to 12% Debentures, Series 1.
      10.5(c)   -  Bank Agreement dated October 11, 1991 between The Bank of New
                   York and the Company with respect to 12% Debentures, 
                   Series 2.
      10.5(d)   -  Bank Agreement dated October 17, 1991 between The Bank of New
                   York and the Company with respect to 11% Debentures, 
                   Series 3.
      10.5(e)   -  Bank Agreement dated April 1, 1992 between The Bank of New
                   York and the Company with respect to 11.5% Debentures, Series
                   4.
     *10.5(f)   -  Bank Agreement dated October 30, 1992 between The Bank of New
                   York and the Company with respect to 12% Debentures, 
                   Series 5.
     *10.5(g)   -  Bank Agreement dated May 24, 1993 between The Bank of New 
                   York and the Company with respect to 12% Debentures, 
                   Series 6.
      10.5(h)   -  Bank Agreement dated October 27, 1993 between The Bank of New
                   York and the Company with respect to 11% Debentures, 
                   Series 7.
     *10.5(i)   -  First Amendment dated November 29, 1993 to Bank Agreement
                   dated October 27, 1993 between The Bank of New York and the
                   Company with respect to 11% Debentures,Series 7.
     *10.5(j)   -  Bank Agreement dated November 29, 1993 between The Bank of 
                   New York and the Company with respect to 11% Debentures, 
                   Series 8.
     *10.5(k)   -  Bank Agreement dated September 12, 1994 between The Bank of
                   New York and the Company with respect to 12% Debentures,
                   Series 9.
     *10.5(l)   -  Bank Agreement dated July 12, 1995 between The Bank of New
                   York and the Company with respect to 12% Debentures, Series
                   10.
     *10.6(a)   -  Form of Short-term Step-up Bond due March 15, 2001 - 
                   Series 1.
     *10.6(b)   -  Form of 12.375% Bond due April 15, 2003 - Series 2.
     *10.7(a)   -  Bank Agreement between The Bank of New York and the Company
                   with respect to Short-term Step-up Bonds - Series 1.
     *10.7(b)   -  Bank Agreement between The Bank of New York and the Company
                   with respect to 12.375% Bonds -Series 2.
     *10.8      -  Revolving Credit Agreement dated as of May 7, 1985 between
                   Sterling National Bank & Trust Company and the Company.
     *21        -  List of Subsidiaries of the Company.
    **23.1      -  Consent of Reid & Priest LLP (to be included in Exhibit 5
                   hereto).
      23.2      -  Consent of DELOITTE & TOUCHE LLP.
     *24        -  Power of Attorney.
      27        -  Financial Data Schedule.
     _______________
     *   Previously filed.
         
     **  To be filed by amendment.


     Item 17.  Undertakings

          The undersigned registrant hereby undertakes:

          (1)  The undersigned registrant hereby undertakes to provide to the
     Transfer Agent at the closing certificates in such denominations and
     registered in such names as required by the Transfer Agent to permit prompt
     delivery to each purchaser.

          (2)  Insofar as indemnification for liabilities arising under the
     Securities Act of 1933, as amended (the "Securities Act") may be permitted
     to directors, officers and controlling persons of the registrant pursuant
     to the foregoing provisions, or otherwise, the registrant has been advised
     that in the opinion of the Securities and Exchange Commission such
     indemnification is against public policy as expressed in the Securities Act
     and is, therefore, unenforceable.  In the event that a claim for
     indemnification against such liabilities (other than the payment by the
     registrant of expenses incurred or paid by a director, officer or
     controlling person of the registrant in the successful defense of any
     action, suit or proceeding) is asserted by such director, officer or
     controlling person in connection with the securities being registered, the
     registrant will, unless in the opinion of its counsel the matter has been
     settled by controlling precedent, submit to a court of appropriate
     jurisdiction the question whether such indemnification by it is against
     public policy as expressed in the Securities Act and will be governed by
     the final adjudication of such issue.

          (3)  For purposes of determining any liability under the Securities
     Act, the information omitted from the form of prospectus filed as part of
     this registration statement in reliance upon Rule 430A and contained in a
     form of prospectus filed by the registrant pursuant to Rule 424(b)(1) or
     (4) or 497(h) under the Securities Act shall be deemed to be part of this
     registration statement as of the time it was declared effective.

          (4)  For the purpose of determining any liability under the Securities
     Act of 1933, each post-effective amendment that contains a form of
     prospectus shall be deemed to be a new registration statement relating to
     the securities offered therein, and this offering of such securities at
     that time shall be deemed to be the initial bona fide offering thereof.

     <PAGE>

                                      SIGNATURES

        
          Pursuant to the requirements of the Securities Act of 1933, the
     registrant has duly caused this Registration Statement to be signed on
     behalf by the undersigned, thereunto duly authorized, in the town of Fort
     Lee, the State of New Jersey, on June 28, 1996.
         

                                             GRAND COURT LIFESTYLES, Inc.

        
                                             By:  /s/ Paul Jawin
                                                 -----------------------------
                                                   Chief Financial Officer
         

               Pursuant to the requirements of the Securities Act of 1933, this
     Registration Statement has been signed by the following persons in the
     capacities indicated:

              Signature                    Title                Date
              ---------                    -----               -----

        
      /s/ John Luciani *          Chairman of the Board     June 28, 1996
      -------------------------   of Directors and 
           John Luciani           Chief Executive Officer
                                  (Principal Executive 
                                  Officer)

      /s/ Bernard M. Rodin*       President and Chief       June 28, 1996
      -------------------------   Operating Officer and
           Bernard M. Rodin       Director (Principal
                                  Executive Officer)

      /s/ John W. Luciani, III *  Executive Vice            June 28, 1996
      --------------------------  President and Director
           John W. Luciani, III

      /s/ Paul Jawin              Chief Financial Officer   June 28, 1996
      --------------------------  (Principal Financial
           Paul Jawin             Officer and Principal
                                  Accounting Officer)

      /s/ Walter Feldesman *      Director                  June 28, 1996
      --------------------------
           Walter Feldesman

      /s/ Leslie E. Goodman *     Director                  June 28, 1996
      --------------------------
           Leslie E. Goodman

                                 
                 
      ----------------
      *   Paul Jawin, Attorney-in-Fact
         

 
      <PAGE>

                                    EXHIBIT INDEX


               1         -    Form of Selling Agency Agreement.
              *2.1       -    Consolidation Agreement dated as of April 1, 1996
                              among John Luciani, Bernard M. Rodin, J&B
                              Management Company and the Company.
               2.1(a)    -    First Amendment dated as of April 1, 1996 to
                              Consolidation Agreement dated as of April 1, 1996
                              among John Luciani, Bernard M. Rodin, J&B
                              Management Company and the Company.
              *2.2(a)    -    Merger Agreement dated as of April 1, 1996 between
                              Leisure Centers, Inc. and the Company.
              *2.2(b)    -    Merger Agreement dated as of April 1, 1996 between
                              Leisure Centers Development, Inc. and the Company.
              *2.2(c)    -    Merger Agreement dated as of April 1, 1996 between
                              J&B Management Corp. and the Company.
              *2.2(d)    -    Merger Agreement dated as of April 1, 1996 between
                              Wilmart Development Corp. and the Company.
              *2.2(e)    -    Merger Agreement dated as of April 1, 1996 between
                              Sulgrave Realty Corporation and the Company.
              *2.2(f)    -    Merger Agreement dated as of April 1, 1996 between
                              Riv Development Inc. and the Company.
               3.1       -    Form of Restated Certificate of Incorporation of
			      the Company.
               3.2       -    By-Laws of the Company.
             **4         -    Form of Stock Certificate.
             **5         -    Form of Opinion of Reid & Priest LLP.
              10.1       -    1996 Stock Option and Performance Award Plan.
             *10.2       -    Letter of Intent dated June 3, 1996 from Fleet
                              Bank to the Company.
             *10.3       -    Letter of Intent dated April 25, 1996 from
                              Capstone Capital Corp. to the Company.
             *10.4(a)    -    Form of 12% Debenture due June 16, 2000 - Series
                              1.
             *10.4(b)    -    Form of 12% Debenture due April 15, 1999 - Series
                              2.
             *10.4(c)    -    Form of 11% Debenture due December 31, 1996 -
                              Series 3.
            *10.4(d)     -    Form of 11.5% Debenture due April 15, 2000 -
                              Series 4.
            *10.4(e)     -    Form of 12% Debenture due January 15, 2003 -
                              Series 5.
            *10.4(f)     -    Form of 12% Debenture due April 15, 2003 - Series
                              6.
            *10.4(g)     -    Form of 11% Debenture due January 15, 2002 -
                              Series 7.
            *10.4(h)     -    Form of 11% Debenture due January 15, 2002 -
                              Series 8.
            *10.4(i)     -    Form of 12% Debenture due September 15, 2001 -
                              Series 9.
            *10.4(j)     -    Form of 12% Debenture due January 15, 2004 -
                              Series 10.
             10.5(a)     -    Bank Agreement dated August 14, 1990 between The
                              Bank of New York and the Company with respect to
                              12% Debentures, Series 1.
            *10.5(b)     -    First Amendment dated as of August 21, 1992 to
                              Bank Agreement dated August 14, 1990 between The
                              Bank of New York and the Company with respect to
                              12% Debentures, Series 1.
             10.5(c)     -    Bank Agreement dated October 11, 1991 between The
                              Bank of New York and the Company with respect to
                              12% Debentures, Series 2.
             10.5(d)     -    Bank Agreement dated October 17, 1991 between The
                              Bank of New York and the Company with respect to
                              11% Debentures, Series 3.
             10.5(e)     -    Bank Agreement dated April 1, 1992 between The
                              Bank of New York and the Company with respect to
                              11.5% Debentures, Series 4.
            *10.5(f)     -    Bank Agreement dated October 30, 1992 between The
                              Bank of New York and the Company with respect to
                              12% Debentures, Series 5.
            *10.5(g)     -    Bank Agreement dated May 24, 1993 between The Bank
                              of New York and the Company with respect to 12%
                              Debentures, Series 6.
             10.5(h)     -    Bank Agreement dated October 27, 1993 between The
                              Bank of New York and the Company with respect to
                              11% Debentures, Series 7.
            *10.5(i)     -    First Amendment dated November 29, 1993 to Bank
                              Agreement dated October 27, 1993 between The Bank
                              of New York and the Company with respect to 11%
                              Debentures,Series 7.
            *10.5(j)     -    Bank Agreement dated November 29, 1993 between The
                              Bank of New York and the Company with respect to
                              11% Debentures, Series 8.
            *10.5(k)     -    Bank Agreement dated September 12, 1994 between
                              The Bank of New York and the Company with respect
                              to 12% Debentures, Series 9.
            *10.5(l)     -    Bank Agreement dated July 12, 1995 between The
                              Bank of New York and the Company with respect to
                              12% Debentures, Series 10.
            *10.6(a)     -    Form of Short-term Step-up Bond due March 15, 2001
                              - Series 1.
            *10.6(b)     -    Form of 12.375% Bond due April 15, 2003 - Series
                              2.
            *10.7(a)     -    Bank Agreement between The Bank of New York and
                              the Company with respect to Short-term Step-up
                              Bonds - Series 1.
            *10.7(b)     -    Bank Agreement between The Bank of New York and
                              the Company with respect to 12.375% Bonds -Series
                              2.
            *10.8        -    Revolving Credit Agreement dated as of May 7, 1985
                              between Sterling National Bank & Trust Company and
                              the Company.
            *21          -    List of Subsidiaries of the Company.
           **23.1        -    Consent of Reid & Priest LLP (to be included in
                              Exhibit 5 hereto).
            23.2         -    Consent of DELOITTE & TOUCHE LLP.
           *24           -    Power of Attorney.
            27           -    Financial Data Schedule.
     _______________
     *    Previously filed.
     **   To be filed by amendment.


                                                         Exhibit 1

                          ---------------------------------
                               SELLING AGENCY AGREEMENT
                          ---------------------------------





     Grand Court Lifestyles, Inc. 
     One Executive Drive 
     Fort Lee, New Jersey 07024 

     Gentlemen:  

          1.   General.  We understand that Grand Court Lifestyles, Inc., a
               -------
     Delaware corporation (the "Company") is entering into this Selling Agency
     Agreement with us in connection with the proposed offering (the "Offering")
     to the public of a minimum of 1,388,889 shares and a maximum of 2,777,778
     shares of common stock ("Shares") of the Company, pursuant to a
     registration statement on Form S-1 filed with the Securities and Exchange
     Commission on June 14, 1996 (the "Registration Statement") pursuant to the
     Securities Act of 1933, as amended (the "Securities Act").  It is
     anticipated that the Company will file one or more amendments to the
     Registration Statement prior to its effectiveness.  The Company has
     provided to us a copy of the preliminary prospectus dated June 13, 1996,
     which includes a description of the Offering.  The Company has advised us
     it has reserved the right to enter into similar or different arrangements
     with other soliciting dealers in respect of the offer and sale of Shares. 
     We understand that the Company and First Union National Bank of North
     Carolina ("First Union") shall enter into an escrow agreement pursuant to
     which First Union will act as escrow agent for the Company in connection
     with the Offering.  We agree to use our best efforts, in accordance with
     the following terms and conditions, to solicit indications of interest and,
     after the effective date of the Registration Statement ("Effective Date"),
     subscriptions, for the purchase of the Shares.  We understand that no offer
     to buy the securities can be accepted and no part of the purchase price can
     be received until the Registration Statement has become effective, and any
     such offer may be withdrawn or revoked without obligation or commitment of
     any kind, at any time prior to notice of its acceptance by the Company
     given after the Effective Date.  We further understand that an indication
     of interest will involve no obligation or commitment of any kind by a
     potential investor.

          Upon your acceptance hereof, this Selling Agency Agreement shall
     become binding upon us and upon the Company, with respect to our
     participation in the Offering.  We understand that any indications of
     interest or, after the Effective Date, subscription for Shares may be
     rejected in whole or in part for any reason or for no reason by the Company
     and that our obligations hereunder and the obligations of other soliciting
     dealers under similar agreements will be several and not joint.  

          2.   Commissions.  We will receive from the Company sales commissions
               -----------
     in the amounts and upon the occurrence of the events specified in Annex A
     hereto (the "Commissions"), based upon the aggregate cash purchase price of
     Shares sold to investors whose subscriptions for Shares were solicited by
     us and accepted by the Company.

          3.   Prospectus.  The Company has furnished to us the preliminary
               ----------
     prospectus dated June 13, 1996, and will furnish to us as soon as
     practicable copies of any subsequent preliminary prospectuses (together
     with the preliminary prospectus dated June 13, 1996, the "Preliminary
     Prospectus") and its final prospectus and any amendments or supplements
     thereto (the "Prospectus") to be used in connection with the Offering.  As
     contemplated by Rule 15c2-8 under the Securities Exchange Act of 1934, as
     amended (the "Exchange Act"), the Company agrees to mail a copy of the
     Preliminary Prospectus or the Prospectus to any person making a written
     request therefor during the period referred to in the rules and regulations
     adopted under such Act, the mailing to be made to the address given in the
     request.  

          4.   Representations, Warranties and Covenants:  We hereby represent,
               -----------------------------------------
     warrant and covenant that:  

               (a)  We are registered as a broker-dealer under the Exchange Act,
     are a member in good standing of the National Association of Securities
     Dealers, Inc. ("NASD"), are in compliance with all rules and regulations
     under the Exchange Act, the NASD Rules of Fair Practice and the applicable
     limitations set forth in our restriction letter from the NASD, and are
     registered as a broker-dealer, without the imposition of limitations or
     conditions relating to categories of securities, under the state securities
     or "blue sky" laws of each jurisdiction identified on the list attached
     hereto as Annex B.  We will not solicit indications of interest or, after
     the Effective Date, offer or sell the Shares in any jurisdiction other than
     as set forth on Annex B and in accordance with the provisions of 4(g)
     herein.    

               (b)  Each individual who, on our behalf, may solicit indications
     of interest or, after the Effective Date, subscriptions to purchase Shares
     from investors is registered with the NASD as an associated person of this
     firm, is authorized to sell the Shares and is registered or licensed as an
     agent of this firm under the state securities or "blue sky" laws of each
     state in which such individual will solicit indications of interest or,
     after the Effective Date, subscriptions to purchase Shares.  

               (c)  Neither we nor any of our officers, directors, principals or
     controlling persons:  

                 (i)     has been convicted within the past ten years of any
                         felony or misdemeanor (A) in connection with the offer,
                         purchase or sale of any security, (B) in connection
                         with the making of any false filing with the United
                         States Securities Exchange Commission (the
                         "Commission") or any state securities administrator,
                         (C) arising out of the conduct of the business of an
                         underwriter, broker or dealer, or (D) involving
                         racketeering or a transaction in securities, or of
                         which fraud is an essential element; 

                (ii)     has been convicted within the past ten years of any
                         felony (A) involving fraud or deceit, including but not
                         limited to forgery, embezzlement, obtaining money under
                         false pretenses, theft by conversion, theft by
                         deception, larceny, or conspiracy to defraud, or (B)
                         which is a violation of the securities laws or
                         regulations of any state or of the United States or any
                         foreign jurisdiction, or (C) which is a violation of
                         statutes designed to protect consumers against unlawful
                         practices involving insurance, securities, commodities,
                         or commodity futures, real estate, franchises, business
                         opportunities, consumer goods or other goods and
                         services;  

               (iii)     is currently subject to (A) any administrative
                         enforcement order or judgment entered within the past
                         five years by any state's securities administrator, (B)
                         any state's administrative enforcement order or
                         judgment entered with the past five years, in which
                         fraud or deceit, including but not limited to making
                         untrue statements of material facts or omitting to
                         state material facts, was found, or (C) any state
                         administrative order or judgment, including an
                         injunction, entered within the past five years where a
                         state banking, insurance, real estate or securities law
                         is the ground for the order or judgment;  

                (iv)     is subject to a U.S. Postal Service false
                         representation order entered within the past five
                         years, or is subject to a temporary restraining order
                         or preliminary injunction entered under section 3007 of
                         title 39, United States Code with respect to conduct
                         alleged in violation of section 3005 of title 39,
                         United States Code;  

                 (v)     is subject to any state or federal administrative order
                         having the effect of enjoining such person from
                         activities subject to state and federal statutes
                         designed to protect investors or consumers from
                         unlawful or deceptive activities involving securities,
                         insurance, commodities, commodity futures, real estate,
                         franchise, business opportunities or goods and
                         services;  

                (vi)     is subject to any state's administrative order or
                         judgement which prohibits, denies or revokes the use of
                         any exemption from registration in connection with the
                         offer, purchase or sale of securities;  

               (vii)     is subject to an order of the Commission entered
                         pursuant to sections 15(b), 15(B)(a), or 15(B)(c) of
                         the Exchange Act or are subject to an order of the
                         Commission entered pursuant to section 203(e) or (f) of
                         the Investment Advisers Act of 1940;  

              (viii)     has been suspended or expelled from membership in, or
                         suspended or barred from association with a member of,
                         an exchange registered as a national securities
                         exchange pursuant to section 6 of the Exchange Act, an
                         association registered as a national securities
                         association under section 15A of the Exchange Act or a
                         foreign securities exchange or association; or 

                (ix)     is currently subject to any order, judgment, or decree
                         of any court of competent jurisdiction, entered in the
                         past five years, temporarily, preliminarily or
                         permanently restraining or enjoining such party from
                         (A) engaging in or continuing any conduct or practice
                         in connection with the purchase or sale of any
                         securities or involving the making of any false filing
                         with any state or with the Commission or arising out of
                         the conduct of the business of an underwriter, broker
                         or dealer, or (B) engaging in activities subject to
                         federal or state statutes designed to protect consumers
                         against unlawful or deceptive practices involving
                         insurance, commodities or commodity futures, real
                         estate, franchises, business opportunities, consumer
                         goods or other goods and services.  

               (d)  We will comply with all applicable laws of the United States
     and of the several states in which we will solicit indications of interest
     and, after the Effective Date, offer the Shares, including the Securities
     Act and the Exchange Act, and the rules and regulations thereunder, and
     with all applicable rules and regulations of any self-regulatory
     organization or national securities exchange, including the NASD, of which
     we are a member.  

               (e)  Neither we nor any person acting on our behalf will solicit
     indications of interest or, after the Effective Date, offer any of the
     Shares for sale, or solicit any offers to subscribe for or buy any Shares,
     or otherwise provide information to any person with respect to the Shares,
     on the basis of any communications or documents except the Preliminary
     Prospectus, Prospectus and any other written information provided to us by
     the Company specifically for use in offering the Shares.  

               (f)  In soliciting such indications of interest or making offers,
     we will comply with the provisions of the Securities Act, the Exchange Act
     and the securities or "blue sky" laws of the jurisdictions in which we or
     any persons acting on our behalf solicit indications of interest or, after
     the Effective Date, make or solicit such offers.  

               (g)  We will solicit indications of interest or, after the
     Effective Date, offer Shares for sale only in those jurisdictions where
     such offer may lawfully be made by broker-dealers registered or licensed
     therein, as identified in a blue sky memorandum provided by the Company,
     which may be amended from time to time.  The Company assumes no obligations
     or responsibility to qualify or register the Shares under the laws of any
     jurisdiction.  On or after the Effective Date, we will request from the
     Company the status of registration, qualification or exemption procedures
     prior to making any offer or sale in any jurisdiction.   All persons acting
     on our behalf will solicit indications of interest or, after the Effective
     Date, offer to sell, or solicit offers to subscribe for, Shares only in
     those jurisdictions in which the Company has advised us that it believes
     such solicitations of interest, offers and sales may lawfully be solicited
     or made and provided we and the person acting on our behalf are permitted
     to make solicitations of interest, offers and sales of securities therein. 

               (h)  This Selling Agency Agreement has been duly and validly
     authorized, executed and delivered by and on our behalf and constitutes our
     valid and legally binding agreement.  

               (i)  The execution and delivery of this Selling Agency Agreement,
     the observance and performance hereof, and the consummation of the
     transactions contemplated herein do not and will not constitute a breach of
     or a default under any instrument or agreement by which we are bound, and
     do not and will not contravene any existing law, decree or order applicable
     to us.

               (j)  Acceptance by us of the Commissions provided for herein will
     constitute a representation that we have complied with all the terms and
     conditions contained herein.  Nothing contained herein shall constitute us
     to be partners with the Company or with one another.  We are not authorized
     to act as agent of the Company.  

               (k)  In accordance with the provisions of Rule 15c2-4 promulgated
     by the Commission under the Exchange Act, we shall cause all funds received
     for the sale of any Shares to be forwarded to First Union, as escrow agent
     for the Company, upon receipt by us of such funds, by noon of the next
     business day following the receipt of such funds.  We shall forward, or
     cause to be forwarded, to the Company, promptly upon receipt by us all
     subscription forms received for the sale of any Shares.

          5.   Conditions of the Company's Obligations.  The obligations of the
               ---------------------------------------
     Company hereunder are subject to the accuracy of and compliance by us with
     the representations, warranties and covenants made by us herein in all
     material respects as of the date hereof, during any period during which we
     participate in the Offering and as of the closing date of the Offering (the
     "Closing"), to the observance and performance by us of our obligations
     hereunder in all material respects, and to the following further conditions
     (any of which may be waived in writing in whole or in part by the Company):

               (a)  The Company's counsel shall have been furnished promptly
     upon request with such instruments and other documents as they may
     reasonably require for the purpose of enabling them to pass upon the sale
     of the Shares as contemplated herein and in the Preliminary Prospectus and
     the Prospectus, as the case may be, and related proceedings and in order to
     evidence the accuracy and completeness of any and all of the
     representations or warranties, or the fulfillment of any and all of the
     conditions, contained in this Selling Agency Agreement or in the
     Preliminary Prospectus or the Prospectus, as the case may be, and all such
     instruments and other documents shall be reasonably satisfactory in form
     and substance to such counsel.  All actions taken by us in connection with
     the solicitation of interest and sale of the Shares as contemplated herein
     and in the Preliminary Prospectus and the Prospectus, as the case may be,
     shall be reasonably satisfactory to the Company and its counsel.  

               (b)  If any of the conditions specified in this Section 5 shall
     not have been fulfilled when and as required by this Selling Agency
     Agreement to be fulfilled, all of the Company's obligations under this
     Selling Agency Agreement may be terminated in writing or by telegram at any
     time at or prior to the Closing, and any such termination shall be without
     liability to the Company, provided that the obligations under Section 6
     hereof shall nevertheless survive and continue thereafter.  

          6.   Indemnification.  By execution of this Selling Agency Agreement: 
               ---------------

               (a)  We hereby agree to indemnify and hold harmless the Company
     and its respective officers, directors, agents, employees and controlling
     persons:  

                 (i)     against any and all loss, liability, claim, damage and
                         expenses, including reasonable attorney's fees,
                         whatsoever arising out of our breach of any of our
                         representations, warranties or covenants made hereunder
                         or of any of our other obligations hereunder or out of
                         the solicitation of indications of interest by us or
                         any offer by us to sell the Shares;  

                (ii)     against any and all loss, liability, claim, damage, and
                         expenses, including reasonable attorney's fees,
                         whatsoever arising out of any untrue statement or
                         alleged untrue statement of material fact by us, our
                         agents or persons acting on our behalf, or any omission
                         or alleged omission of a material fact by any of such
                         persons;  

               (iii)     against any and all loss, liability, claim, damage and
                         expense whatsoever to the extent of the aggregate
                         amount paid in settlement of any litigation, commenced
                         or threatened, or of any claim whatsoever, arising out
                         of any breach or action of the type referred to in
                         clause (i) above, or based upon any untrue statement or
                         omission referred to in clause (ii) above, if such
                         settlement is effected without the written consent of
                         the Company; and 

                (iv)     against any and all expenses whatsoever incurred in
                         investigating, preparing or defending against any
                         litigation, commenced or threatened, or any claim
                         whatsoever, based upon any breach or action of the type
                         referred to in clause (i) above, or based upon any
                         untrue statement or omission referred to in clause (ii)
                         above, to the extent that any such expense is not paid
                         under clause (i) or (ii).  

               (b)  The Company agrees to indemnify and hold us harmless from
     and against any and all losses, claims, damages and liabilities to which we
     may become subject insofar as such losses, claims, damages or liabilities
     arise out of or are based upon any untrue statement or alleged untrue
     statement of a material fact contained in the Preliminary Prospectus or the
     Prospectus or any amendment or supplement thereto, or arise out of or are
     based upon the omission or alleged omission to state therein a material
     fact required to be stated therein or necessary to make the statements
     therein not misleading, and to reimburse us in accordance with Section 6(c)
     hereof.  

               (c)  Promptly after receipt by an indemnified party of notice of
     the commencement of any action, such indemnified party will, if a claim in
     respect thereof is to be made against any indemnifying party, notify in
     writing the indemnifying party of the commencement thereof within 30 days
     from such commencement; and the omission so to notify the indemnifying
     party will relieve it from any liability as to the particular item for
     which indemnification is then being sought, but not from any other
     liability which it may have to any indemnified party; and if the
     indemnified party notifies an indemnifying party of the commencement
     thereof, the indemnifying party will be entitled to participate therein,
     and, to the extent that it may wish, jointly with any other indemnifying
     party similarly notified, to assume the defense thereof, with counsel who
     shall be reasonably satisfactory to such indemnified party, and after
     notice from the indemnifying party to such indemnified party of its
     election so to assume the defense thereof, the indemnifying party will not
     be liable to such indemnified party for any legal or other expenses
     subsequently incurred by such indemnified party in connection with the
     defense thereof other than reasonable costs of investigation, unless
     incurred at the written request of the indemnifying party or the
     indemnifying party shall not have employed counsel to have charge of the
     defense of such action or proceeding or such indemnified party shall have
     reasonably concluded that there may be defenses available to it which
     conflict with those available to the indemnifying party (in which case the
     indemnifying party shall not have the right to direct the defense of such
     action or proceeding on behalf of the indemnified party), in any of which
     events all such reasonable legal or other expenses shall be borne by the
     indemnifying party.  In no event shall the indemnifying party be liable for
     the fees and expenses of more than one counsel for all indemnified parties
     in connection with any one action or separate but similar or related
     actions in the same jurisdiction arising out of the same general
     obligations or circumstances.  

          7.   Miscellaneous.  
               -------------

               (a)  The Offering is subject to withdrawal, cancellation or
     modification by the Company.  

               (b)  This Selling Agency Agreement shall be governed by and
     construed in accordance with the laws of the State of New York applicable
     to agreements made and to be performed therein.

               (c)  The locale of any judicial proceedings hereunder shall be in
     a state court in the State of New Jersey or in the Federal courts located
     in the State of New Jersey and not in any other Federal court in the United
     States nor in any court in any foreign jurisdiction.

               (d)  This Selling Agency Agreement may be terminated by either
     party at any time by telegraphic or other written notice to that effect
     sent to the other party at the address shown in this Selling Agency
     Agreement.  Any attempted assignment of our rights and obligations under
     this Selling Agency Agreement shall result in automatic termination
     thereof.  

               (e)  All communications hereunder shall be in writing and shall
     be mailed (by U.S. registered or certified mail, return receipt requested),
     delivered, telecopied, telexed or telegraphed to any party at the address
     shown in this Selling Agency Agreement, or to any party at such other
     address as such party shall designate by notice given as hereinabove
     provided.  

               (f)  The representations and warranties contained herein shall
     survive the Closing and shall survive the termination of this Selling
     Agency Agreement.  



                              [INTENTIONALLY LEFT BLANK]

     <PAGE>

               (g)  This Selling Agency Agreement may be executed in any number
     of counterparts, all of which shall constitute one Agreement binding on the
     parties hereof, notwithstanding that all parties are not signatory to the
     same counterpart.  


                        , 199 
     -------------------     -

                                        ----------------------------------------
                                                Name


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

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

                                        By: 
                                           -------------------------------------
                                                Name
                                                Title


     ACCEPTED BY:  


     GRAND COURT LIFESTYLES, INC.


          By:
             -------------------------------------
             Name:
             Title:


     <PAGE>

                                       ANNEX A
                                       -------

                                     COMMISSIONS
                                     -----------

               The commission agreement referred to in section 2 of this Selling
     Agency Agreement is as follows:  

               (i) A commission equal to six (6%) percent and (ii) a due
     diligence fee and non-accountable expense allowance equal to one (1%)
     percent of the purchase price for Shares will be paid in full upon the
                                                           -------
     Closing of the Offering, for each Share issued and for which the registered
     broker-dealer solicited the subscription.  

     <PAGE>

                                       ANNEX B
                                       -------

                     STATES IN WHICH BROKER DEALER IS REGISTERED 
                     --------------------------------------------

               The registered broker-dealer which has executed the Selling
     Agency Agreement to which this Annex B is attached is registered in the
     jurisdictions set forth below.  (Copy of most recent NASD Status Report may
     be substituted):



                                                         Exhibit 2.1(a)


                      FIRST AMENDMENT TO CONSOLIDATION AGREEMENT

               This first amendment (the "First Amendment") to the
          consolidation agreement (the "Agreement") dated as of the 1st day
          of April, 1996, between Grand Court Lifestyles, Inc., a Delaware
          corporation ("Grand Court"), party of the first part, and John
          Luciani and Bernard M. Rodin (the "Transferring Shareholders")
          and J&B Management Company, a New Jersey partnership (hereinafter
          the "Company"), parties of the second part, is made as of the 1st
          day of April, 1996.  Capitalized terms not otherwise defined
          herein shall have the meanings as such terms have in the
          Agreement.

                                 W I T N E S S E T H:

               Whereas, Grand Court, the Transferring Shareholders and the
          Company entered into the Agreement;

               Whereas, Schedule 1.3 of the Agreement is amended by this
          First Amendment to include additional interests being transferred
          by the Company to Grand Court;

               Whereas, Schedule 2.1 of the Agreement is amended by this
          First Amendment to include additional obligations to be assumed
          by Grand Court;

               Accordingly, the parties hereto agree as follows:

                                      ARTICLE I
                          Interests Acquired by Grand Court

          Schedule 1.3 is amended to include the receivables currently held
          by the Company from the following entities and individuals:

               (i)       Cedarwood Associates, Ltd.,
               (ii)      Villa Americana Associates, Ltd.,
               (iii)     The Conquistador Apts. Company,
               (iv)      The Bridges,
               (v)       Rockmont Apartments Ltd.,
               (vi)      Gary Hoffson, and
               (vii)     the reimbursement for expenses incurred in the
                         syndication of interests in (A) Retirement 
                         Financing Associates, L.P.-I or (B) Retirement 
                         Financing Associates, L.P.-II.

          Schedule 1.3 is amended to include the Company's entitlement to
          be reimbursed for expenses incurred and classified as
          "construction in progress."

          Paragraph (h) of Schedule 1.3 is amended to insert the following
          as (iv)

               "(iv)          all rights, subject to any
                              obligations, relating to (A) the
                              Proprietary Leases enterred into
                              between Company and Caton Corp. and
                              (B) any subleases enterred into
                              between Company and its subtenants
                              which are subject to the terms of
                              the Proprietary Leases

                                      ARTICLE II
                                     Obligations

          Schedule 2.1 is amended to include the obligations and
          liabilities currently owed by the Company to the following
          individuals:

               (i)  the obligations payable to William A. Thomas relating
          to (A) Grand View Heights LP, (B) Lucas Heights III, LP, (C)
          College Hill Apartments, L.P. and Lucas Heights Village I, LTD,
          and 

               (ii) the obligations payable to Messrs. Fred and Jerry
          Modell relating to (A) The Pines Ltd and (B) The Habitat Ltd.

                                     ARTICLE III
                                    Miscellaneous

               Except as herein specifically amended, all of the terms,
          provisions and conditions of the Agreement shall continue to
          remain in full force and effect.

               IN WITNESS WHEREOF, the parties hereto have caused this
          Agreement to be duly executed as of the day and year first above
          written.


                    /s/John Luciani                    /s/Bernard M. Rodin
          --------------------------         -----------------------------
          John Luciani                       Bernard M. Rodin

                                J&B Management Company


                    /s/John Luciani                    /s/Bernard M. Rodin
          ---------------------------        -----------------------------
          By:  John Luciani                  By:  Bernard M. Rodin
               Partner                            Partner

                              Grand Court Lifestyles, Inc.


                    /s/John Luciani                    /s/Bernard M. Rodin
          ---------------------------        -----------------------------
          By:  John Luciani                  By:  Bernard M. Rodin
               President                          Vice-President




                                                         Exhibit 3.1


                              AMENDED AND RESTATED

                          CERTIFICATE OF INCORPORATION

                                       OF

                          GRAND COURT LIFESTYLES, INC.

                     (Pursuant to Section 245 of the General
                    Corporation Law of the State of Delaware)


                    GRAND COURT LIFESTYLES, INC., a corporation
          organized and existing under the laws of the State of
          Delaware, hereby certifies as follows:

                    1.   The original Certificate of Incorporation of
          the Corporation was filed with the Secretary of State of the
          State of Delaware on January 25, 1996.

                    2.   The original Certificate of Incorporation of
          the Corporation was amended by a Certificate of Amendment
          filed with the Secretary of State of the State of Delaware
          on February 20, 1996.

                    3.   The original Certificate of Incorporation of
          the Corporation was further amended by a Certificate of
          Amendment filed with the Secretary of State of Delaware on
          May 21, 1996.

                    4.   This Amended and Restated Certificate of
          Incorporation amends restates and integrates the provisions
          of the original Certificate of Incorporation of the
          Corporation as amended to the date hereof, and was duly
          adopted in accordance with the provisions of Section 245 of
          the General Corporation Law of the State of Delaware.

                    5.   The text of the Certificate of Incorporation
          is hereby restated to read in its entirety as follows:


                                    ARTICLE I
                                    ---------

           The name of the Corporation is Grand Court Lifestyles, Inc.


                                   ARTICLE II
                                   ----------

                    The address of the Corporation's registered office
          in the State of Delaware is 9 East Loockerman Street, City
          of Dover, County of Kent, Delaware 19901.  The name of its
          registered agent at such address is National Corporate
          Research, Ltd.


                                   ARTICLE III
                                   -----------

                    The nature of the business or purposes to be
          conducted or promoted by the Corporation are to engage in
          any lawful act or activity for which corporations may be
          organized under the General Corporation Law of the State of
          Delaware.


                                   ARTICLE IV
                                   ----------

                    Section 4.1.  Authorized Capital.  The total
                                  ------------------
          number of shares of all classes of stock which the
          Corporation shall have authority to issue is Thirty-One
          Million (31,000,000) shares, consisting of:

                         (a)  One Million (1,000,000) shares of
          preferred stock, $.0001 par value (the "Preferred Stock"),
          and

                         (b)  Thirty Million (30,000,000) shares of
          common stock, $.01 par value ("Common Stock").

                    Section 4.2.  Preferred Stock.  Shares of the
                                  ---------------
          preferred stock of the Corporation may be issued by the
          Board of Directors, without stockholder approval, from time
          to time in one or more classes or series, each of which
          class or series shall have such distinctive designation or
          title as shall be fixed by the Board of Directors of the
          Corporation prior to the issuance of any shares thereof. 
          Each such class or series of preferred stock shall have such
          voting powers, full or limited, or no voting powers, and
          such other relative rights, powers and preferences,
          including, without limitation, the dividend rate, conversion
          rights, if any, redemption price and liquidation preference,
          and such qualifications, limitations or restrictions
          thereof, as shall be stated in such resolution or
          resolutions providing for the issuance of such class or
          series of preferred stock as may be adopted from time to
          time by the Board of Directors prior to the issuance of any
          shares thereof pursuant to the authority hereby expressly
          vested in it, all in accordance with the laws of the State
          of Delaware.

                    Section 4.3.  Common Stock.  The powers, rights
                                  ------------
          and other matters relating to the Common Stock are as
          follows:

                         (a)  Dividends.  Subject to the limitations
                              ---------
          set forth in this Article IV, dividends may be paid on
          Common Stock out of any funds legally available for that
          purpose, when, as and if declared by the Board of Directors.

                         (b)  Liquidation Rights.  In the event of any
                              ------------------
          liquidation, dissolution or winding up of the Corporation,
          after there shall have been paid to or set aside for the
          holders of outstanding shares having superior liquidation
          preferences to Common Stock the full preferential amounts to
          which they are respectively entitled, the holders of
          outstanding shares of all classes of Common Stock shall be
          entitled to receive pro rata, according to the number of
          shares held by them, the remaining assets of the Corporation
          legally available for distribution to the stockholders.

                         (c)  Voting Rights.  (1)  Except as set forth
                              -------------
          in this Article IV or as by statute or otherwise mandatorily
          provided, the holders of the outstanding shares of Common
          Stock shall exclusively possess full voting powers for the
          election of directors of the Corporation and for all other
          corporate purposes.

                         (2)  Any action required or permitted to be
          taken at any annual or special meeting of stockholders may
          be taken only upon the vote of the stockholders at an annual
          or special meeting duly noticed and called, as provided in
          the By-Laws of the Corporation, and may not be taken by a
          written consent of the stockholders pursuant to the General
          Corporation Law of the State of Delaware.

                         (3)  Special meetings of the stockholders of
          the Corporation for any purpose or purposes may be called at
          any time by the Board of Directors or the Chairman of the
          Board of Directors.  Special meetings of the stockholders of
          the Corporation may not be called by any other Person or
          Persons.

                         (d)  Definitions.  For purposes of Article IV
                              -----------
          of this Amended and Restated Certificate of Incorporation:

                         "Person" means an individual, a
                          ------
                    partnership, a joint venture, a
                    corporation, an association, a trust, or
                    any other entity or organization.


                                    ARTICLE V
                                    ---------

                    In furtherance and not in limitation of the powers
          conferred by statute, the Board of Directors of the
          Corporation is expressly authorized to adopt, alter or
          repeal its By-Laws.  In addition, the By-Laws may be made,
          altered, amended, changed or repealed by the stockholders of
          the Corporation upon the affirmative vote of the holders of
          at least 66-2/3% of the outstanding Common Stock entitled to
          vote thereon.


                                   ARTICLE VI
                                   ----------

                    Election of directors need not be by written
          ballot unless the By-Laws of the Corporation shall so
          provide.


                                   ARTICLE VII
                                   -----------

                    Whenever a compromise or arrangement is proposed
          between the Corporation and its creditors or any class of
          them and/or between the Corporation and its stockholders or
          any class of them, any court of equitable jurisdiction
          within the State of Delaware may, on the application in a
          summary way of the Corporation or of any creditor or
          stockholder thereof or on the application of any receiver or
          receivers appointed for the Corporation under the provisions
          of Section 291 of Title 8 of the Delaware Code or on the
          application of trustees in dissolution or of any receiver or
          receivers appointed for the Corporation under the provisions
          of Section 279 of Title 8 of the Delaware Code, order a
          meeting of the creditors or class of creditors, and/or of
          the stockholders or class of stockholders of the
          Corporation, as the case may be, to be summoned in such
          manner as the said court directs.  If a majority in number
          representing three-fourths in value of the creditors or
          class of creditors, and/or of the stockholders or class of
          stockholders of the Corporation, as the case may be, agree
          to any compromise or arrangement and to any reorganization
          of the Corporation as a consequence of such compromise or
          arrangement, the said compromise or arrangement and the said
          reorganization shall, if sanctioned by the court to which
          the said application has been made, be binding on all the
          creditors or class of creditors, and/or on all the
          stockholders or class of stockholders, of the Corporation,
          as the case may be, and also on the Corporation.


                                  ARTICLE VIII
                                  ------------

                    A director of the Corporation shall not be
          personally liable to the Corporation or its stockholders for
          monetary damages for injury resulting from a breach of his
          fiduciary duty as a director, except for liability (i) for
          injury resulting from a breach of his duty of loyalty to the
          Corporation and its stockholders, (ii) for injury resulting
          from acts or omissions not in good faith or which involve
          intentional misconduct or a knowing violation of law, (iii)
          under Section 174 of the Delaware General Corporation Law,
          as the same exists or hereafter may be amended, or (iv) for
          injury resulting from any transaction from which the
          director derives an improper personal benefit.  If the
          Delaware General Corporation Law hereafter is amended so as
          to authorize the further elimination or limitation of the
          liability of directors to the Corporation or its
          stockholders for monetary damages for breach of fiduciary
          duty as a director, then the liability of a director of the
          Corporation for monetary damages, in addition to the
          limitation on personal liability provided in the preceding
          sentence, shall automatically, by virtue hereof and without
          any further action on the part of the Corporation or its
          stockholders, be further limited so as to be limited to the
          fullest extent permitted by the Delaware General Corporation
          Law.  Any repeal or modification of this Section by the
          stockholders of the Corporation shall be prospective only,
          and shall not adversely affect any limitation on the
          personal liability of a director of the Corporation with
          regard to actions taken or omitted before such repeal or
          modification.


                                   ARTICLE IX
                                   ----------

                    The Corporation shall indemnify any person who was
          or is a party or is threatened to be made a party to any
          threatened, pending or complete action, suit or proceeding,
          whether civil, criminal, administrative or investigative, or
          by or in the right of the Corporation to procure judgment in
          its favor, by reason of the fact that he is or was a
          director, officer, employee or agent of the Corporation, or
          is or was serving at the request of the Corporation as a
          director, officer, employee or agent of another corporation,
          partnership, joint venture, trust or other enterprise,
          against expenses (including attorneys' fees), judgments,
          fines and amounts paid in settlement actually and reasonably
          incurred by him in connection with such action, suit or
          proceeding if he acted in good faith and in a manner he
          reasonably believed to be in or not opposed to the best
          interests of the Corporation, in accordance with and to the
          full extent permitted by statute.  Expenses incurred in
          defending a civil or criminal action, suit or proceeding
          shall be paid by the Corporation in advance of the final
          disposition of such action, suit or proceeding as authorized
          by the Board of Directors in the specific case upon receipt
          of an undertaking by or on behalf of the director, officer,
          employee or agent to repay such amount unless it shall
          ultimately be determined that he is entitled to be
          indemnified by the Corporation as authorized in this
          section.  The indemnification provided by this section shall
          not be deemed exclusive of any other rights to which those
          seeking indemnification may be entitled under this Amended
          and Restated Certificate of Incorporation or any agreement
          or vote of stockholders or disinterested directors or
          otherwise, both as to action in his official capacity and as
          to action in another capacity while holding such office, and
          shall continue as to a person who has ceased to be a
          director, officer, employee or agent and shall inure to the
          benefit of the heirs, executors and administrators of such a
          person.


                                    ARTICLE X
                                    ---------

                    Notwithstanding anything contained in this Amended
          and Restated Certificate of Incorporation to the contrary,
          the affirmative vote of the holders of at least 66-2/3% of
          the outstanding shares of Common Stock shall be required to
          amend, repeal, or adopt any provision inconsistent with
          Sections 4.3(c)(2) or 4.3(c)(3) of Article IV, Article V or
          this Article X of this Amended and Restated Certificate of
          Incorporation.


          <PAGE>


                    IN WITNESS WHEREOF, this Amended and Restated
          Certificate of Incorporation has been executed on behalf of
          the Corporation this _____ day of _____, 1996.

                                        GRAND COURT LIFESTYLES, INC.




                                        By:      
                                           ---------------------------
                                           Bernard M. Rodin, President



          Attest:




                   
          ---------------------------
          Keith E. Marlowe, Secretary




                                                         Exhibit 3.2


                                      BY-LAWS OF

                             GRAND COURT LIFESTYLES, INC.

                               (a Delaware corporation)

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

                                      ARTICLE I

                               Meetings of Stockholders
                               ------------------------

                    SECTION 1.  Annual Meeting.  The annual meeting of the
                                --------------
          stockholders of Grand Court Lifestyles, Inc. (hereinafter
          referred to as the "Corporation") for the election of directors
          and for the transaction of such other business as may properly
          come before the meeting shall be held on such date and at such
          time as may be fixed by the Board of Directors (hereinafter
          referred to as the "Board") at the office of the Corporation or
          at such other place and at such hour as shall be designated by
          the Board, or, if no such time be fixed, then at 10:00 o'clock in
          the forenoon.

                    SECTION 2.  Special Meetings.  Special meetings of the
                                ----------------
          stockholders may be called at any time by the Board to be held at
          such place within or without the State of Delaware, on such date
          and at such hour as shall be designated in the notice or waiver
          of notice thereof.

                    Only such business as is stated in the written notice
          of a special meeting may be acted upon thereat.

                    SECTION 3.  Notice of Meetings.  Notice of the place,
                                ------------------
          date and hour of each annual and special meeting of the
          stockholders and the purpose or purposes thereof shall be given
          personally or by mail in a postage prepaid envelope, not less
          than ten or more than sixty days before the date of such meeting,
          to each stockholder entitled to vote at such meeting, and, if
          mailed, it shall be directed to such stockholder at his address
          as it appears on the record of stockholders, unless he shall have
          filed with the Secretary of the Corporation a written request
          that notices to him be mailed to some other address.  Any such
          notice for any meeting other than the annual meeting shall
          indicate that it is being issued at the direction of the Board.
          Notice of any meeting of stockholders shall not be required to be
          given to any stockholder who shall attend such meeting in person
          or by proxy and shall not, prior to the conclusion of such
          meeting, protest the lack of notice thereof, or who shall, either
          before or after the meeting, submit a signed waiver of notice, in
          person or by proxy.  Unless the Board shall fix a new record date
          for an adjourned meeting, notice of such adjourned meeting need
          not be given if the time and place to which the meeting shall be
          adjourned were announced at the meeting at which the adjournment
          is taken.

                    SECTION 4.  Quorum.  At all meetings of the stock-
                                ------
          holders the holders of the majority of the shares of Common Stock
          of the Corporation, issued and outstanding and entitled to vote,
          shall be present in person or by proxy to constitute a quorum for
          the transaction of business.  In the absence of a quorum, the
          holders of a majority of the shares of Common Stock present in
          person or by proxy and entitled to vote may adjourn the meeting
          from time to time.  At any such adjourned meeting at which a
          quorum may be present any business may be transacted which might
          have been transacted at the meeting as originally called.  

                    SECTION 5.  Adjournments.  When a meeting is adjourned
                                ------------
          to another date, hour or place, notice need not be given of the
          adjourned meeting if the date, hour and place thereof are
          announced at the meeting at which the adjournment is taken.  If
          the adjournment is for more than 30 calendar days, or if after
          the adjournment a new record date is fixed for the adjourned
          meeting, a notice of the adjourned meeting shall be given to each
          stockholder of record entitled to vote at the adjourned meeting. 
          At the adjourned meeting any business may be transacted which
          might have been transacted at the original meeting.

                    When any meeting is convened the presiding officer, if
          directed by the Board, may adjourn the meeting if (a) no quorum
          is present for the transaction of business, or (b) the Board
          determines that adjournment is necessary or appropriate to enable
          the stockholders (i) to consider fully information which the
          Board determines has not been made sufficiently or timely
          available to stockholders or (ii) otherwise to exercise
          effectively their voting rights.

                    SECTION 6.  Organization.  At each meeting of the
                                ------------
          stockholders, the Chairman of the Board or in his absence the
          President or any Vice President of the Corporation, shall act as
          chairman of the meeting or, if no one of the foregoing officers
          is present, a chairman shall be chosen at the meeting by the
          stockholders.  The Secretary, or in his absence or inability to
          act, the person whom the chairman of the meeting shall appoint
          secretary of the meeting, shall act as secretary of the meeting
          and keep the minutes thereof.

                    SECTION 7.  Order of Business.  The order of business
                                -----------------
          at all meetings of the stockholders shall be as determined by the
          chairman of the meeting.

                    SECTION 8.  Voting.  Except as otherwise provided by
                                ------
          statute or the Restated Certificate of Incorporation, each holder
          of record of shares of stock of the Corporation having voting
          power shall be entitled at each meeting of the stockholders to
          one vote for every share of such stock standing in his name on
          the record of stockholders of the Corporation: 

                    (a) on the date fixed pursuant to the provisions of
               Section 5 of Article IV of these By-Laws as the record date
               for the determination of the stockholders who shall be
               entitled to notice of and to vote at such meeting; or

                    (b) if such record date shall not have been so fixed,
               then at the close of business on the day next preceding the
               day on which notice thereof shall be given. 

          Each stockholder entitled to vote at any meeting of stockholders
          may authorize another person or persons to act for him by a proxy
          signed by such stockholder or his attorney-in-fact.  Any such
          proxy shall be delivered to the secretary of such meeting at or
          prior to the time designated in the order of business for so
          delivering such proxies.  Except as otherwise required by statute
          or by the Restated Certificate of Incorporation, any corporate
          action to be taken by vote of the stockholders shall require the
          vote of a majority of the votes cast at a meeting of the holders
          of the Common Stock of the Corporation entitled to vote thereon. 
          Unless required by statute, or determined by the chairman of the
          meeting to be advisable, the vote on any question need not be by
          ballot.  On a vote by ballot, each ballot shall be signed by the
          stockholder voting, or by his proxy, if there be such proxy, and
          shall state the number of shares voted. 

                    SECTION 9.  List of Stockholders.  A list of
                                --------------------
          stockholders as of the record date, certified by the Secretary of
          the Corporation or by the transfer agent for the Corporation,
          shall be produced at any meeting of the Stockholders upon the
          request of any stockholder made at or prior to such meeting.

                    SECTION 10.  Inspectors.  The Board may, in advance of
                                 ----------
          any meeting of stockholders, appoint one or more inspectors to
          act at such meeting or any adjournment thereof.  If the
          inspectors shall not be so appointed or if any of them shall fail
          to appear or act, the chairman of the meeting shall appoint
          inspectors.  Each inspector, before entering upon the discharge
          of his duties, shall take and sign an oath faithfully to execute
          the duties of inspector at such meeting with strict impartiality
          and according to the best of his ability.  The inspectors shall
          determine the number of shares outstanding and the voting power
          of each, the number of shares represented at the meeting, the
          existence of a quorum, the validity and effect of proxies, and
          shall receive votes, ballots or consents, hear and determine all
          challenges and questions arising in connection with the right to
          vote, count and tabulate all votes, ballots or consents,
          determine the result, and do such acts as are proper to conduct
          the election or vote with fairness to all stockholders.  On
          request of the chairman of the meeting or any stockholder
          entitled to vote thereat, the inspectors shall make a report in
          writing of any challenge, request or matter determined by them
          and shall execute a certificate of any fact found by them.  No
          director or candidate for the office of director shall act as an
          inspector of an election of directors.  Inspectors need not be
          stockholders.  

                    SECTION 11.  Advance Notice of Business to be
                                 --------------------------------
          Transacted at Stockholder Meetings.  No business may be
          ----------------------------------
          transacted at an annual meeting of stockholders, other than
          business that is either (a) specified in the notice of meeting
          (or any supplement thereto) given by or at the direction of the
          Board (or any duly authorized committee thereof), (b) otherwise
          properly brought before the annual meeting by or at the direction
          of the Board (or any duly authorized committee thereof) or (c)
          otherwise properly brought before the annual meeting by any
          stockholder of the Corporation (i) who is a stockholder of record
          on the date of the giving of the notice provided for in this
          Section 11 and on the record date for the determination of
          stockholders entitled to vote at such annual meeting and (ii) who
          complies with the notice procedures set forth in this Section 11.

                    In addition to any other applicable requirements, for
          business to be properly brought before an annual meeting by a
          stockholder, such stockholder must have given timely notice
          thereof in proper written form to the Secretary of the
          Corporation.

                    To be timely, a stockholder's notice to the Secretary
          must be delivered to or mailed and received at the principal
          executive offices of the Corporation not less than 60 days nor
          more than 90 days prior to the anniversary date of the
          immediately preceding annual meeting of stockholders; provided,
                                                                --------
          however, that (i) in the event that the annual meeting is called
          -------
          for a date that is not within 30 days before or after such
          anniversary date, or (ii) in the case of the annual meeting of
          stockholders held during the fiscal year of the Corporation
          beginning February 1, 1997, notice by the stockholder in order to
          be timely must be so received not later than the close of
          business on the tenth day following the day on which such notice
          of the date of the annual meeting was mailed or such public
          disclosure of the date of the annual meeting was made, whichever
          first occurs.

                    To be in proper written form, a stockholder's notice to
          the Secretary must set forth as to each matter such stockholder
          proposes to bring before the annual meeting (a) a brief
          description of the business desired to be brought before the
          annual meeting and the reasons for conducting such business at
          the annual meeting, (b) the name and record address of such
          stockholder, (c) the class or series and number of shares of
          capital stock of the Corporation which are owned beneficially or
          of record by such stockholder, (d) a description of all
          arrangements or understandings between such stockholder and any
          other person or persons (including their names) in connection
          with the proposal of such business by such stockholder and any
          material interest of such stockholder in such business and (e) a
          representation that such stockholder intends to appear in person
          or by proxy at the annual meeting to bring such business before
          the meeting.

                    No business shall be conducted at the annual meeting of
          stockholders except business brought before the annual meeting in
          accordance with the procedures set forth in this Section 11,
          provided, however, that, once business has been properly brought
          --------  -------
          before the annual meeting in accordance with such procedures,
          nothing in this Section 11 shall be deemed to preclude discussion
          by any stockholder of any such business.  If the Chairman of an
          annual meeting determines that business was not properly brought
          before the annual meeting in accordance with the foregoing
          procedures, the Chairman shall declare to the meeting that the
          business was not properly brought before the meeting and such
          business shall not be transacted.

                                      ARTICLE II

                                  Board of Directors
                                  ------------------

                    SECTION 1.  General Powers.  The business and affairs
                                --------------
          of the Corporation shall be managed under the direction of the
          Board.  The Board may exercise all such authority and powers of
          the Corporation and do all such lawful acts and things as are not
          by statute or the Restated Certificate of Incorporation directed
          or required to be exercised or done by the stockholders.

                    SECTION 2.  Number, Increase or Decrease Thereto and
                                ----------------------------------------
          Term of Office.  The Board of Directors shall consist of five (5)
          --------------
          directors.  By vote of a majority of the entire Board, the number
          of directors may be increased to not more than ten or reduced to
          not less than three.  Vacancies occurring by reason of any such
          increase shall be filled in accordance with Section 13 of this
          Article II.  Any such reduction shall not affect the term of
          office of any director.  Each director shall hold office until
          the later of the annual meeting of stockholders of the
          Corporation next succeeding his election or until his successor
          is duly elected and qualified.  Directors need not be
          stockholders.

                    SECTION 3.  Nomination of Directors and Advance Notice
                                ------------------------------------------
          Thereof.  Only persons who are nominated in accordance with the
          -------
          following procedures shall be eligible for election as directors
          of the Corporation, except as may be otherwise provided in the
          Restated Certificate of Incorporation with respect to the right
          of holders of preferred stock of the Corporation to nominate and
          elect a specified number of directors in certain circumstances. 
          Nominations of persons for election to the Board of Directors may
          be made at any annual meeting of stockholders, or at any special
          meeting of stockholders called for the purpose of electing
          directors, (a) by or at the direction of the Board (or any duly
          authorized committee thereof) or (b) by any stockholder of the
          Corporation (i) who is a stockholder of record on the date of the
          giving of the notice provided for in this Section 3 and on the
          record date for the determination of stockholders entitled to
          vote at such meeting and (ii) who complies with the notice
          procedures set forth in this Section 3.

                    In addition to any other applicable requirements, for a
          nomination to be made by a stockholder, such stockholder must
          have given timely notice thereof in proper written form to the
          Secretary of the Corporation.

                    To be timely, a stockholder's notice to the Secretary
          must be delivered to or mailed and received at the principal
          executive offices of the Corporation (a) in the case of an annual
          meeting, not less than 60 days nor more than 90 days prior to the
          anniversary date of the immediately preceding annual meeting of
          stockholders; provided, however, that (i) in the event that the
                        --------  -------
          annual meeting is called for a date that is not within 30 days
          before or after such anniversary date, or (ii) in the case of the
          annual meeting of stockholders held during the fiscal year of the
          Corporation beginning February 1, 1997, notice by the stockholder
          in order to be timely must be so received not later than the
          close of business on the tenth day following the day on which
          such notice of the date of the annual meeting was mailed or such
          public disclosure of the date of the annual meeting was made,
          whichever first occurs; and (b) in the case of a special meeting
          of stockholders called for the purpose of electing directors, not
          later than the close of business on the tenth day following the
          day on which notice of the date of the special meeting was mailed
          or public disclosure of the date of the special meeting was made,
          whichever first occurs.

                    To be in proper written form, a stockholder's notice to
          the Secretary must set forth (a) as to each person whom the
          stockholder proposes to nominate for election as a director (i)
          the name, age, business address and residence address of the
          person, (ii) the principal occupation or employment of the
          person, (iii) the class or series and number of shares of capital
          stock of the Corporation which are owned beneficially or of
          record by the person and (iv) any other information relating to
          the person that would be required to be disclosed in a proxy
          statement or other filings required to be made in connection with
          solicitations of proxies for election of directors pursuant to
          Section 14 of the Securities Exchange Act of 1934, as amended
          (the "Exchange Act"), and the rules and regulations promulgated
          thereunder; and (b) as to the stockholder giving the notice (i)
          the name and record address of such stockholder, (ii) the class
          or series and number of shares of capital stock of the
          Corporation which are owned beneficially or of record by such
          stockholder, (iii) a description of all arrangements or
          understandings between such stockholder and each proposed nominee
          and any other person or persons (including their names) pursuant
          to which the nomination(s) are to be made by such stockholder,
          (iv) a representation that such stockholder intends to appear in
          person or by proxy at the meeting to nominate the persons named
          in its notice and (v) any other information relating to such
          stockholder that would be required to be disclosed in a proxy
          statement or other filings required to be made in connection with
          solicitations of proxies for election of directors pursuant to
          Section 14 of the Exchange Act and the rules and regulations
          promulgated hereunder.  Such notice must be accompanied by a
          written consent of each proposed nominee to being named as a
          nominee and to serve as a director if elected.

                    No person shall be eligible for election as a director
          of the Corporation unless nominated in accordance with the
          procedures set forth in this Section 3.  If the Chairman of the
          meeting determines that a nomination was not made in accordance
          with the foregoing procedures, the Chairman shall declare to the
          meeting that the nomination was defective and such defective
          nomination shall be disregarded.

                    SECTION 4.  Place of Meeting.  Meetings of the Board
                                ----------------
          shall be held at the principal office of the Corporation in the
          State of Delaware or at such other place, within or without such
          state, as the Board may from time to time determine or as shall
          be specified in the notice of any such meeting.

                    SECTION 5.  Annual Meeting.  The Board shall meet for
                                --------------
          the purpose of organization, the election of officers and the
          transaction of other business, as soon as practicable after each
          annual meeting of the stockholders, on the same day and at the
          same place where such annual meeting shall be held.  Notice of
          such meeting need not be given.  Such meeting may be held at any
          other time or place (within or without the State of Delaware)
          which shall be specified in a notice thereof given as hereinafter
          provided in Section 8 of this Article II.

                    SECTION 6.  Regular Meeting.  Regular meetings of the
                                ---------------
          Board shall be held at such time as the Board may fix.  If any
          day fixed for a regular meeting shall be a legal holiday at the
          place where the meeting is to be held, then the meeting which
          would otherwise be held on that day shall be held at the same
          hour on the next succeeding business day.  Notice of regular
          meetings of the Board need not be given except as otherwise
          required by statute or these By-Laws.

                    SECTION 7.  Special Meetings.  Special meetings of the
                                ----------------
          Board may be called by the President or by a majority of the
          entire Board.

                    SECTION 8.  Notice of Meetings.  Notice of each 
                                ------------------ 
          special meeting of the Board (and of each regular meeting 
          for which notice shall be required) shall be given by the 
          Secretary as hereinafter provided in this Section 8, in which 
          notice shall be stated the time and place of the meeting.  
          Except as otherwise required by these By-Laws, such notice 
          need not state the purposes of such meeting.  Notice of each 
          such meeting shall be mailed, postage prepaid, to each director, 
          addressed to him at his residence or usual place of business, 
          by first-class mail, at least two days before the day on which 
          such meeting is to be held, or shall be sent addressed to him 
          at such place by facsimile telegraph, telex, cable or wireless, 
          or be delivered to him personally or by telephone, at least 
          24 hours before the time at which such meeting is to be held.  
          A written waiver of notice, signed by the director entitled to 
          notice, whether before or after the time stated therein shall 
          be deemed equivalent to notice.  Notice of any such meeting need 
          not be given to any director who shall, either before or after 
          the meeting, submit a signed waiver of notice or who shall 
          attend such meeting without protesting, prior to or at its 
          commencement, the lack of notice to him.

                    SECTION 9.  Quorum and Manner of Acting.  Except as
                                ---------------------------
          hereinafter provided, a majority of the entire Board shall be
          present in person or by means of a conference telephone or
          similar communications equipment which allows all persons
          participating in the meeting to hear each other at the same time
          at any meeting of the Board in order to constitute a quorum for
          the transaction of business at such meeting; and, except as
          otherwise required by statute or the Restated Certificate of
          Incorporation, the act of a majority of the directors present at
          any meeting at which a quorum is present shall be the act of the
          Board.  In the absence of a quorum at any meeting of the Board, a
          majority of the directors present thereat may adjourn such
          meeting to another time and place.  Notice of the time and place
          of any such adjourned meeting shall be given to the directors who
          were not present at the time of the adjournment and, unless such
          time and place were announced at the meeting at which the
          adjournment was taken, to the other directors.  At any adjourned
          meeting at which a quorum is present, any business may be
          transacted which might have been transacted at the meeting as
          originally called.  The directors shall act only as a Board and
          the individual directors shall have no power as such.  

                    SECTION 10.  Action Without a Meeting.  Any action
                                 ------------------------
          required or permitted to be taken by the Board at a meeting may
          be taken without a meeting if all members of the Board consent in
          writing to the adoption of the resolutions authorizing such
          action.  The resolutions and written consents thereto shall be
          filed with the minutes of the Board.

                    SECTION 11.  Telephonic Participation.  One or more
                                 ------------------------
          members of the Board may participate in a meeting by means of a
          conference telephone or similar communications equipment allowing
          all persons participating in the meeting to hear each other at
          the same time.  Participation by such means shall constitute
          presence in person at the meeting.

                    SECTION 12.  Organization.  At each meeting of the
                                 ------------
          Board, the President or, in his absence, another director chosen
          by a majority of the directors present shall act as chairman of
          the meeting and preside thereat.  The Secretary (or, in his
          absence, any person who shall be an Assistant Secretary, if any
          of them shall be present at such meeting appointed by the
          chairman) shall act as secretary of the meeting and keep the
          minutes thereof. 

                    SECTION 13.  Resignations.  Any director of the
                                 ------------
          Corporation may resign at any time by giving written notice of
          his resignation to the Board or the President or the Secretary.
          Any such resignation shall take effect at the time specified
          therein or, if the time when it shall become effective shall not
          be specified therein, immediately upon its receipt, and, unless
          otherwise specified therein, the acceptance of such resignation
          shall not be necessary to make it effective.  The vacancy in the
          Board of Directors caused by any such resignation shall be filled
          by the affirmative vote of the stockholders of the Corporation.

                    SECTION 14.  Vacancies.  Vacancies and newly created
                                 ---------
          directorships resulting from any increase in the authorized
          number of directors may be filled by a majority of the directors
          then in office, although less than a quorum, or by a sole
          remaining director.  If there are no directors in office, then a
          special meeting of stockholders for the election of directors may
          be called and held in the manner provided by statute.

                    SECTION 15.  Removal of Directors.  Any director may be
                                 --------------------
          removed, either with or without cause, at any time, by the
          affirmative vote of the stockholders of the Corporation.  The
          vacancy in the Board of Directors caused by any such removal
          shall be filled by the affirmative vote of the stockholders of
          the Corporation. 

                    SECTION 16.  Compensation.  The Board shall have
                                 ------------
          authority to fix the compensation, including fees and
          reimbursement of expenses, of directors for services to the
          Corporation in any capacity.

                                     ARTICLE III

                            Executive and Other Committees
                            ------------------------------

                    SECTION 1.  Executive and Other Committees.  The Board
                                ------------------------------
          may, by resolution passed by a majority of the whole Board,
          designate one or more committees, each committee to consist of
          two or more of the directors of the Corporation.  The Board may
          designate one or more directors as alternate members of any
          committee, who may replace any absent or disqualified member at
          any meeting of the committee.  Any such committee, to the extent
          provided in the resolution shall have and may exercise the powers
          of the Board in the management of the business and affairs of the
          Corporation, and may authorize the seal of the Corporation to be
          affixed to all papers which may require it; provided, however,
          that in the absence or disqualification of any member of such
          committee or committees, the member or members thereof present at
          any meeting and not disqualified from voting, whether or not he
          or they constitute a quorum, may unanimously appoint another
          member of the Board to act at the meeting in the place of any
          such absent or disqualified member.  Each committee shall keep
          written minutes of its proceedings and shall report such minutes
          to the Board when required.  All such proceedings shall be
          subject to revision or alteration by the Board; provided,
          however, that third parties shall not be prejudiced by such
          revision or alteration.  

                    SECTION 2.  General.  A majority of any committee may
                                -------
          determine its action and fix the time and place of its meetings,
          unless the Board shall otherwise provide.  Notice of such meeting
          shall be given to each member of the committee in the manner
          provided for in Article II, Section 7.  The Board shall have any
          power at any time to fill vacancies in, to change the membership
          of, or to dissolve any such committee.  Nothing herein shall be
          deemed to prevent the Board from appointing one or more
          committees consisting in whole or in part of persons who are not
          directors of the Corporation; provided, however, that no such
          committee shall have or may exercise any authority of the Board.

                    SECTION 3.  Action Without a Meeting.  Any action
                                ------------------------
          required or permitted to be taken by any committee at a meeting
          may be taken without a meeting if all of the members of the
          committee consent in writing to the adoption of the resolutions
          authorizing such action.  The resolutions and written consents
          thereto shall be filed with the minutes of the committee. 

                    SECTION 4.  Telephone Participation.  One or more
                                -----------------------
          members of a committee may participate in a meeting by means of a
          conference telephone or similar communications equipment allowing
          all persons participating in the meeting to hear each other at
          the same time.  Participation by such means shall constitute
          presence in person at the meeting.  

                                      ARTICLE IV

                                       Officers
                                       --------

                    SECTION 1.  Number of Qualifications.  The officers of
                                ------------------------
          the Corporation shall include the Chief Executive Officer, the
          President, one or more Vice Presidents, the Chief Financial
          Officer, the Treasurer and the Secretary.  Any two or more
          offices may be held by the same person; except the offices of
          President and Secretary; provided that when all of the issued and
          outstanding stock of the Corporation is held by one person, such
          person may hold all or any combination of offices.  Such officers
          shall be elected from time to time by the Board, each to hold
          office until the meeting of the Board following the next annual
          meeting of the stockholders, or until his successor shall have
          been duly elected and shall have qualified or until his death, or
          until he shall have resigned, or have been removed, as
          hereinafter provided in these By-Laws.  The Board may from time
          to time elect, or delegate to the Chief Executive Officer or the
          President the power to appoint, such other officers (including
          one or more Assistant Treasurers and one or more Assistant
          Secretaries) and such agents, as may be necessary or desirable
          for the business of the Corporation.  Such other officers and
          agents shall have such duties and shall hold their offices for
          such terms as may be prescribed by the Board or by the appointing
          authority.

                    SECTION 2.  Resignations.  Any officer of the
                                ------------
          Corporation may resign at any time by giving written notice of
          his resignation to the Board, the President or the Secretary. 
          Any such resignation shall take effect at the time specified
          therein or, if the time when it shall become effective shall not
          be specified therein, immediately upon its receipt; and, unless
          otherwise specified therein, the acceptance of such resignation
          shall not be necessary to make it effective.

                    SECTION 3.  Removal.  Any officer or agent of the
                                -------
          Corporation may be removed, either with or without cause, at any
          time, by the Board at any meeting of the Board or, except in the
          case of an officer or agent elected or appointed by the Board, by
          the President.

                    SECTION 4.  Vacancies.  A vacancy in any office,
                                ---------
          whether arising from death, resignation, removal or any other
          cause, may be filled for the unexpired portion of the term of the
          office which shall be vacant, in the manner prescribed in these
          By-Laws for the regular election or appointment to such office.

                    SECTION 5.  The Chief Executive Officer.  The Chief
                                ---------------------------
          Executive Officer of the Corporation shall have, together with
          the President, general and active management of the business and
          affairs of the Corporation and general and active supervision and
          direction over the other officers, agents and employees and shall
          see that their duties are properly performed, subject, however,
          to control of the Board.  He shall perform all duties incident to
          the office of Chief Executive Officer and such other duties as
          from time to time may be assigned to him by the Board or these
          By-Laws.

                    SECTION 6.  The President.  The President shall be the
                                -------------
          chief operating officer of the Corporation and shall have,
          together with the Chief Executive Officer, general and active
          management of the business and affairs of the Corporation and
          general and active supervision and direction over the other
          officers, agents and employees and shall see that their duties
          are properly performed subject, however, to the control of the
          Board.  He shall perform all duties incident to the office of
          President and such other duties as from time to time may be
          assigned to him by the Board or these By-Laws.

                    SECTION 7.  Vice Presidents and Chief Financial
                                -----------------------------------
          Officer.  Each Vice President, including any Executive Vice
          -------
          President, and the Chief Financial Officer shall perform all such
          duties as from time to time may be assigned to each of them by
          the Board.

                    SECTION 8.  The Treasurer.  The Treasurer shall 
                                -------------

                         (a)  have charge and custody of, and be
                    responsible for, all the funds and securities of the
                    Corporation;

                         (b)  keep full and accurate accounts of receipts
                    and disbursements in books belonging to the
                    Corporation;

                         (c)  deposit all monies and other valuables to the
                    credit of the Corporation in such depositaries as may
                    be designated by the Board;

                         (d)  receive, and give receipts for, monies due
                    and payable to the Corporation from any source
                    whatsoever;

                         (e)  disburse the funds of the Corporation and
                    supervise the investment of its funds as ordered or
                    authorized by the Board, taking proper vouchers
                    therefor; and

                         (f)  in general, perform all the duties incident
                    to the office of Treasurer and such other duties as
                    from time to time may be assigned to him by the Board
                    or the President.

                    SECTION 9.  The Secretary.  The Secretary shall
                                -------------

                         (a)  keep or cause to be kept in one or more books
                    provided for the purpose, the minutes of all meetings
                    of the Board, the committees of the Board and the
                    stockholders;

                         (b)  see that all notices are duly given in
                    accordance with the provisions of these By-Laws and as
                    required by law;

                         (c)  be the custodian of the records and the seal
                    of the Corporation and affix and attest the seal to all
                    stock certificates of the Corporation (unless the seal
                    of the Corporation on such certificates shall be a
                    facsimile, as hereinafter provided) and affix and
                    attest the seal to all other documents to be executed
                    on behalf of the Corporation under its seal;

                         (d)  see that the books, reports, statements,
                    certificates and other documents and records required
                    by law to be kept and filed are properly kept and
                    filed; and

                         (e)  in general, perform all the duties incident
                    to the office of Secretary and such other duties as
                    from time to time may be assigned to him by the Board
                    or the President.

                    SECTION 10.  Officers' Bonds or Other Security.  If
                                 ---------------------------------
          required by the Board, any officer of the Corporation shall give
          a bond or other security for the faithful performance of his
          duties, in such amount and with such surety or sureties as the
          Board may require.

                    SECTION 11.  Compensation.  The compensation of the
                                 ------------
          officers of the Corporation for their services as such officers
          shall be fixed from time to time by the Board; provided, however,
          that the Board may delegate to the Chief Executive Officer and
          the President the power to fix the compensation of officers and
          agents appointed by each of them.  An officer of the Corporation
          shall not be prevented from receiving compensation by reason of
          the fact that he is also a director of the Corporation, but any
          such officer who shall also be a director (except in the event
          that there is only one director of the Corporation) shall not
          have any vote in the determination of the amount of compensation
          paid to him.

                                      ARTICLE V

                                     Shares, Etc.
                                     ------------

                    SECTION 1.  Stock Certificates.  Each owner of stock of
                                ------------------
          the Corporation shall be entitled to have a certificate, in such
          form as shall be approved by the Board, certifying the number of
          shares of stock of the Corporation owned by him.  The
          certificates representing shares of stock shall be signed in the
          name of the Corporation by the President or a Vice President and
          by the Secretary, Treasurer or an Assistant Secretary and sealed
          with the seal of the Corporation (which seal may be a facsimile,
          engraved or printed).  In case any officer who shall have signed
          such certificates shall have ceased to be such officer before
          such certificates shall be issued, they may nevertheless be
          issued by the Corporation with the same effect as if such officer
          were still in office at the date of their issue.

                    SECTION 2.  Books of Account and Record of
                                ------------------------------
          Stockholders.  There shall be kept correct and complete books and
          ------------
          records of account of all the business and transactions of the
          Corporation.  The stock record books and the blank stock
          certificate books shall be kept by the Secretary or by any other
          officer or agent designated by the Board of Directors.

                    SECTION 3.  Transfers of Shares.  Transfers of shares
                                -------------------
          of stock of the Corporation shall be made on the stock records of
          the Corporation only upon authorization by the registered holder
          thereof, or by his attorney thereunto authorized by power of
          attorney duly executed and filed with the Secretary or with a
          transfer agent or transfer clerk, and on surrender of the
          certificate or certificates for such shares properly endorsed or
          accompanied by a duly executed stock transfer power and the
          payment of all taxes thereon.  The person in whose name shares of
          stock shall stand on the record of stockholders of the
          Corporation shall be deemed the owner thereof for all purposes as
          regards the Corporation.  Whenever any transfers of shares shall
          be made for collateral security and not absolutely and written
          notice thereof shall be given to the Secretary or to such
          transfer agent or transfer clerk, such fact shall be stated in
          the entry of the transfer.

                    SECTION 4.  Regulations.  The Board may make such
                                -----------
          additional rules and regulations, not inconsistent with these
          By-Laws, as it may deem expedient concerning the issue, transfer
          and registration of certificates for shares of stock of the
          Corporation.  It may appoint, or authorize any officer or
          officers to appoint, one or more transfer agents or one or more
          transfer clerks and one or more registrars and may require all
          certificates for shares of stock to bear the signature or
          signatures of any of them.

                    SECTION 5.  Fixing of Record Date.  The Board may fix,
                                ---------------------
          in advance, a date not more than sixty nor less than ten days
          before the date then fixed for the holding of any meeting of the
          stockholders as the time as of which the stockholders entitled to
          notice of and to vote at such meeting, shall be determined, and
          all persons who were stockholders of record of capital stock
          entitled to vote at such time, and no others, shall be entitled
          to notice of and to vote at such meeting.  The Board may fix, in
          advance, a date not more than sixty nor less than ten days
          preceding the date fixed for the payment of any dividend or the
          making of any distribution or the allotment of rights to
          subscribe for securities of the Corporation, or for the delivery
          of evidence of rights or evidences of interest arising out of any
          change, conversion or exchange of capital stock or other
          securities, as the record date for the determination of the
          stockholders entitled to receive any such dividend, distribution,
          allotment, rights or interests, and in such case only the
          stockholders of record at the time so fixed shall be entitled to
          receive such dividend, distribution, allotment, rights or
          interests.

                    SECTION 6.  Lost, Destroyed or Mutilated Certificate. 
                                ----------------------------------------
          The holder of any certificate representing shares of stock of the
          Corporation shall immediately notify the Corporation of any loss,
          destruction or mutilation of such certificate, and the
          Corporation may issue a new certificate of stock in the place of
          any certificate theretofore issued by it which the owner thereof
          shall allege to have been lost or destroyed or which shall have
          been mutilated, and the Board may, in its discretion, require
          such owner or his legal representative to give to the Corporation
          a bond in such sum, limited or unlimited, and in such form and
          with such surety or sureties as the Board in its absolute
          discretion shall determine, to indemnify the Corporation against
          any claim that may be made against it on account of the alleged
          loss or destruction of any such certificate, or the issuance of
          such new certificate.  Anything herein to the contrary
          notwithstanding, the Board, in its absolute discretion, may
          refuse to issue any such new certificate, except pursuant to
          legal proceedings under the laws of the State of Delaware.

                                      ARTICLE VI

                    Contracts, Checks, Drafts, Bank Accounts, Etc.
                    ----------------------------------------------

                    SECTION 1.  Execution of Contracts.  Except as
                                ----------------------
          otherwise required by statute, the Restated Certificate of
          Incorporation or these By-Laws, any contract or other instrument
          may be executed and delivered in the name and on behalf of the
          Corporation by such officer or officers (including any assistant
          officer) of the Corporation as the Board may from time to time
          direct.  Such authority may be general or confined to specific
          instances as the Board may determine.  Unless authorized by the
          Board or expressly permitted by these By-Laws, no officer or
          agent or employee shall have any power or authority to bind the
          Corporation by any contract or engagement or to pledge its credit
          or to render it pecuniarily liable for any purpose or to any
          amount.

                    SECTION 2.  Loans.  Unless the Board shall otherwise
                                -----
          determine, the Chief Executive Officer, the President or any
          Vice-President may effect loans and advances at any time for the
          Corporation from any bank, trust company or other institution, or
          from any firm, corporation or individual, and for such loans and
          advances may make, execute and deliver promissory notes, bonds or
          other certificates or evidences of indebtedness of the
          Corporation, but no officer or officers shall mortgage, pledge,
          hypothecate or transfer any securities or other property of the
          Corporation other than in connection with the purchase of
          chattels for use in the Corporation's operations, except when
          authorized by the Board.

                    SECTION 3.  Checks, Drafts, Etc.  All checks, drafts,
                                --------------------
          bills of exchange or other orders for the payment of money out of
          the funds of the Corporation, and all notes or other evidence of
          indebtedness of the Corporation, shall be signed in the name and
          on behalf of the Corporation by such persons and in such manner
          as shall from time to time be authorized by the Board. 

                    SECTION 4.  Deposits.  All funds of the Corporation not
                                --------
          otherwise employed shall be deposited from time to time to the
          credit of the Corporation in such banks, trust companies or other
          depositaries as the Board may from time to time designate or as
          may be designated by any officer or officers of the Corporation
          to whom such power of designation may from time to time be
          delegated by the Board.  For the purpose of deposit and for the
          purpose of collection for the account of the Corporation, checks,
          drafts and other orders for the payment of money which are
          payable to the order of the Corporation may be endorsed, assigned
          and delivered by any officer or agent of the Corporation.

                    SECTION 5.  General and Special Bank Accounts.  The
                                ---------------------------------
          Board may from time to time authorize the opening and keeping of
          general and special bank accounts with such banks, trust
          companies or other depositaries as the Board may designate or as
          may be designated by any officer or officers of the Corporation
          to whom such power of designation may from time to time be
          delegated by the Board.  The Board may make such special rules
          and regulations with respect to such bank accounts, not
          inconsistent with the provisions of these By-Laws, as it may deem
          expedient. 

                                     ARTICLE VII

                                       Offices
                                       -------

                    SECTION 1.  Registered Office.  The registered office
                                -----------------
          of the Corporation shall be as specified in the Restated
          Certificate of Incorporation.

                    SECTION 2.  Other Offices.  The Corporation may also
                                -------------
          have such offices, both within or without the State of Delaware,
          as the Board of Directors may from time to time determine or the
          business of the Corporation may require.

                                     ARTICLE VIII

                                     Fiscal Year
                                     -----------

                    The fiscal year of the Corporation shall be so
          determined by the Board of Directors.

                                      ARTICLE IX

                                         Seal
                                         ----

                    The seal of the Corporation shall be circular in form,
          shall bear the name of the Corporation and shall include the
          words and numbers "Corporate Seal", "Delaware" and the year of
          incorporation.

                                      ARTICLE X

                                   Indemnification
                                   ---------------

                    Any person made or threatened to be made a party to or
          involved in any action, suit or proceeding, whether civil or
          criminal, administrative or investigative (hereinafter,
          "proceeding") by reason of the fact that he, his testator or
          intestate, is or was a director, officer or employee of the
          Corporation, or is or was serving at the request of the
          Corporation as a director, officer, employee or agent of another
          corporation or of a partnership, joint venture, trust or other
          enterprise, including service with respect to employee benefit
          plans, shall be indemnified and held harmless by the Corporation
          to the fullest extent authorized by the General Corporation Law
          of the State of Delaware as the same exists or may hereafter be
          amended (but in the case of any such amendment, only to the
          extent that such amendment permits the Corporation to provide
          broader indemnification rights than said law permitted the
          Corporation to provide prior to such amendment) against all
          expense, loss and liability (including, without limitation,
          judgments, fines, amounts paid in settlement and reasonable
          expenses, including attorneys' fees), actually and necessarily
          incurred or suffered by him in connection with the defense of or
          as a result of such proceeding, or in connection with any appeal
          therein.  The Corporation shall have the power to purchase and
          maintain insurance for the indemnification of such directors,
          officers and employees to the full extent permitted under the
          laws of the State of Delaware from time to time in effect.  Such
          right of indemnification shall not be deemed exclusive of any
          other rights of indemnification to which such director, officer
          or employee may be entitled.

                    The right to indemnification conferred in this By-Law
          shall be a contract right and shall include the right to be paid
          by the Corporation the expenses incurred in defending any such
          proceeding in advance of its final disposition; provided,
                                                          --------
          however, that if the General Corporation Law of the State of
          -------
          Delaware requires, the payment of such expenses incurred by a
          director or officer in his or her capacity as a director or
          officer (and not in any other capacity in which services were or
          are rendered by such person while a director or officer,
          including, without limitation, service to an employee benefit
          plan) in advance of the final disposition of a proceeding, shall
          be made only upon delivery to the Corporation of an undertaking
          by or on behalf of such director or officer, to repay all amounts
          so advanced if it shall ultimately be determined that such
          director or officer is not entitled to be indemnified under this
          By-Law or otherwise.

                                      ARTICLE XI

                                      Amendments
                                      ----------

                    These By-Laws may be altered, amended or repealed, in
          whole or in part, or new By-Laws may be adopted, either by the
          Board or by the stockholders of the Corporation upon the
          affirmative vote of the holders of at least 66-2/3% of the
          outstanding capital stock entitled to vote thereon.



                                                         Exhibit 10.1




                             GRAND COURT LIFESTYLES, INC.


                     1996 STOCK OPTION AND PERFORMANCE AWARD PLAN


                                    -----------

                          EFFECTIVE AS OF JUNE 12, 1996


          <PAGE>


                             GRAND COURT LIFESTYLES, INC.
                     1996 STOCK OPTION AND PERFORMANCE AWARD PLAN

                                     INTRODUCTION

                    Grand Court Lifestyles, Inc., a Delaware corporation
          (hereinafter referred to as the "Corporation"), hereby
          establishes an incentive compensation plan to be known as the
          "Grand Court Lifestyles, Inc. 1996 Stock Option and Performance
          Award Plan" (hereinafter referred to as the "Plan"), as set forth
          in this document.  The Plan permits the grant of Non-Qualified
          Stock Options, Incentive Stock Options, Stock Appreciation
          Rights, Restricted Stock, Performance Units and Performance
          Shares.

                    The Plan shall become effective as of June 12, 1996. 
          However, it shall be rendered null and void and have no effect,
          and all Plan Awards granted hereunder shall be canceled, if the
          Plan is not approved by a majority vote of the Corporation's
          stockholders within twelve (12) months of such date.

                    The purpose of the Plan is to promote the success and
          enhance the value of the Corporation by linking the personal
          interests of Participants to those of the Corporation's
          stockholders, customers and employees, by providing Participants
          with an incentive for outstanding performance.  The Plan is
          further intended to provide flexibility to the Corporation in its
          ability to motivate, and retain the services of, Participants
          upon whose judgment, interest and special effort the successful
          conduct of its operations is largely dependent.

                    The Plan also provides pay systems that support the
          Corporation's business strategy and emphasizes pay-for-
          performance by tying reward opportunities to carefully determined
          and articulated performance goals at corporate, operating unit,
          business unit and/or individual levels.


                                     DEFINITIONS

                    For purposes of this Plan, the following terms shall be
          defined as follows unless the context clearly indicates
          otherwise:

                    (a)  "Code" shall mean the Internal Revenue Code of
                          ----
          1986, as amended, and the rules and regulations thereunder.

                    (b)  "Committee" shall mean the Compensation Committee
                          ---------
           of the Board of Directors of the Corporation.

                    (c)  "Common Stock" shall mean the common stock, par
                          ------------
          value $0.01 per share, of the Corporation.

                    (d)  "Corporation" shall mean Grand Court Lifestyles,
                          -----------
           Inc., a Delaware corporation.

                    (e)  "Disability" shall have the same meaning as the
                          ----------
          term "permanent and total disability" under Section 22(e)(3) of
          the Code.

                    (f)  "Exchange Act" shall mean the Securities Exchange
                          ------------
          Act of 1934, as amended, and the rules and regulations
          thereunder.

                    (g)  "Fair Market Value" of the Corporation's Common
                          -----------------
          Stock on a Trading Day shall mean the last reported sale price
          for Common Stock or, in case no such reported sale takes place on
          such Trading Day, the average of the closing bid and asked prices
          for the Common Stock for such Trading Day, in either case on the
          principal national securities exchange on which the Common Stock
          is listed or admitted to trading, or if the Common Stock is not
          listed or admitted to trading on any national securities
          exchange, but is traded in the over-the-counter market, the
          closing sale price of the Common Stock or, if no sale is publicly
          reported, the average of the closing bid and asked quotations for
          the Common Stock, as reported by the National Association of
          Securities Dealers Automated Quotation System ("NASDAQ") or any
          comparable system or, if the Common Stock is not listed on NASDAQ
          or a comparable system, the closing sale price of the Common
          Stock or, if no sale is publicly reported, the average of the
          closing bid and asked prices, as furnished by two members of the
          National Association of Securities Dealers, Inc. who make a
          market in the Common Stock selected from time to time by the
          Corporation for that purpose.  In addition, for purposes of this
          definition, a "Trading Day" shall mean, if the Common Stock is
          listed on any national securities exchange, a business day during
          which such exchange was open for trading and at least one trade
          of Common Stock was effected on such exchange on such business
          day, or, if the Common Stock is not listed on any national
          securities exchange but is traded in the over-the-counter market,
          a business day during which the over-the-counter market was open
          for trading and at least one "eligible dealer" quoted both a bid
          and asked price for the Common Stock.  An "eligible  dealer" for
          any day shall include any broker-dealer who quoted both a bid and
          asked price for such day, but shall not include any broker-dealer
          who quoted only a bid or only an asked price for such day.  In
          the event the Corporation's Common Stock is not publicly traded,
          the Fair Market Value of such Common Stock shall be determined by
          the Committee in good faith.

                    (h)  "Freestanding SAR" shall mean an SAR that is
                          ----------------
          granted independently of any Option.

                    (i)  "Good Cause" shall mean (i) a Participant's
                          ----------
          willful or gross misconduct or willful or gross negligence in the
          performance of his duties for the Corporation or for any Parent
          or Subsidiary after prior written notice of such misconduct or
          negligence and the continuance thereof for a period of 30 days
          after receipt by such Participant of such notice, (ii) a
          Participant's intentional or habitual neglect of his duties for
          the Corporation or for any Parent or Subsidiary after prior
          written notice of such neglect, or (iii) a Participant's theft or
          misappropriation of funds of the Corporation or of any Parent or
          Subsidiary or commission of a felony.

                    (j)  "Incentive Stock Option" shall mean a stock option
                          ----------------------
          satisfying the requirements for tax-favored treatment under
          Section 422 of the Code.

                    (k)  "Non-Qualified Option" shall mean a stock option
                          --------------------
          which does not satisfy the requirements for, or which is not
          intended to be eligible for, tax-favored treatment under Section
          422 of the Code.

                    (l)  "Option" shall mean an Incentive Stock Option or a
                          ------
          Non-Qualified Stock Option granted pursuant to the provisions of
          Section V hereof.

                    (m)  "Optionee"  shall mean a Participant who is
                          --------
          granted an Option under the terms of this Plan.

                    (n)  "Parent" shall mean a parent corporation of the
                          ------
          Corporation within the meaning of Section 424(e) of the Code.

                    (o)  "Participant" shall mean any employee
                          -----------
          participating under the Plan.

                    (p)  "Performance Share" shall mean a Plan Award
                          -----------------
          granted pursuant to the provisions of Section VII hereof, with
          each such Award being denominated in terms of one share of Common
          Stock and nominally being based upon the performance of the
          Corporation's Common Stock, or any other factor as determined by
          the Committee.

                    (q)  "Performance Unit" shall mean a Plan Award granted
                          ----------------
          pursuant to the provisions of Section VII hereof, which Award may
          be based upon any performance factor established by the
          Committee, as set forth under such Section.

                    (r)  "Plan Award" shall mean an Option, Performance
                          ----------
          Share, Performance Unit Stock Appreciation Right or share of
          Restricted Stock granted pursuant to the terms of this Plan.

                    (s)  "Restricted Stock" shall mean a grant of one or
                          ----------------
          more shares of Common Stock subject to certain restrictions as
          provided under Section VII hereof.

                    (t)  "Section 16" shall mean Section 16 of the Exchange
                          ----------
          Act and the rules and regulations promulgated thereunder.

                    (u)  "Securities Act" shall mean the Securities Act of
                          --------------
          1933, as amended, and the rules and regulations thereunder.

                    (v)  "Stock Appreciation Right" or "SAR" shall mean a
                          ------------------------      ---
          right, granted alone or in connection with a related Option,
          designated as a SAR, to receive a payment on the day the right is
          exercised, pursuant to the terms of Section VI hereof.  Each SAR
          shall be denominated in terms of one share of Common Stock.

                    (w)  "Subsidiary" shall mean a subsidiary corporation
                          ----------
          of the Corporation within the meaning of Section 424(f) of the
          Code.

                    (x)  "Tandem SAR" shall mean an SAR that is granted in
                          ----------
          connection with a related Option, the exercise of which shall
          require forfeiture of the right to purchase a share of Common
          Stock under the related Option (and when a share of Common Stock
          is purchased under such Option, the Tandem SAR being similarly
          canceled).


                                      SECTION I
                                    ADMINISTRATION

                    The Plan shall be administered by the Committee, which
          shall be composed of at least two directors who meet the
          requirements of disinterested administration under Section 16
          (but only to the extent disinterested administration is required
          under Rule 16b-3).  Subject to the provisions of the Plan, the
          Committee may establish from time to time such regulations,
          provisions, proceedings and conditions of awards which, in its
          opinion, may be advisable in the administration of the Plan.  A
          majority of the Committee shall constitute a quorum, and, subject
          to the provisions of Section IV of the Plan, the acts of a
          majority of the members present at any meeting at which a quorum
          is present, or acts approved in writing by a majority of the
          Committee, shall be the acts of the Committee as a whole.  The
          references to Section 16 contained herein are intended to apply
          only to the extent necessary for the Plan to comply with Rule
          16b-3 under Section 16 and only as to those insiders of the
          Corporation who are deemed to be Section 16 insiders.


                                      SECTION II
                                   SHARES AVAILABLE

                    Subject to the adjustments provided in Section X of the
          Plan, the aggregate number of shares of the Common Stock which
          may be granted for all purposes under the Plan shall be one
          million two hundred fifty thousand (1,250,000) shares.  Shares of
          Common Stock underlying awards of securities (derivative or not)
          and shares of Common Stock awarded hereunder (whether or not on a
          restricted basis) shall be counted against the limitation set
          forth in the immediately preceding sentence and may be reused
          (e.g., in the event that an Option or an award of shares of
           ----
          Common Stock on a restricted basis under the Plan to any
          individual expires, is terminated unexercised, or is forfeited as
          to any shares covered thereby), however, with respect to Plan
          Awards made to Section 16 insiders, shares of Common Stock may be
          reused to the extent not prohibited under Section 16.  To the
          extent that a Stock Appreciation Right related to an Option is
          exercised, such Option shall be deemed to have been exercised. 
          Incentive and Non-Qualified Stock Options, Stock Appreciation
          Rights, Performance Shares, Restricted Stock and Performance
          Units awarded under the Plan may be fulfilled in accordance with
          the terms of the Plan with cash, authorized and unissued shares
          of the Common Stock, issued shares of such Common Stock held in
          the Corporation's treasury or shares of Common Stock acquired on
          the open market.


                                     SECTION III
                                     ELIGIBILITY

                    Present and future officers and key employees
          (including officers or key employees who are also directors) of
          the Corporation, or of any Parent or Subsidiary, who are
          regularly employed on a salaried basis as common law employees
          shall be eligible to participate in the Plan.  


                                      SECTION IV
                                AUTHORITY OF COMMITTEE

                    The Plan shall be administered by, or under the
          direction of, the Committee, which shall administer the Plan so
          as to comply at all times with the Exchange Act, to the extent
          such compliance is required, and, subject to the Code, shall
          otherwise have plenary authority to interpret the Plan and to
          make all determinations specified in or permitted by the Plan or
          deemed necessary or desirable for its administration or for the
          conduct of the Committee's business.  Subject to the provisions
          of Section XIII hereof, all interpretations and determinations of
          the Committee may be made on an individual or group basis and
          shall be final, conclusive, and binding on all interested
          parties.  Subject to the express provisions of the Plan, the
          Committee shall have authority, in its discretion, to determine
          the persons to whom Plan Awards shall be granted, the times when
          such Plan Awards shall be granted, the number of Plan Awards, the
          purchase price or exercise price of each Plan Award, the
          period(s) during which such Plan Award shall be exercisable
          (whether in whole or in part), the restrictions to be applicable
          to Plan Awards and the other terms and provisions thereof (which
          need not be identical).  In addition, the authority of the
          Committee shall include, without limitation, the following:

                    (a)  Financing.  The arrangement of temporary financing
                         ---------
          for an Optionee by registered broker-dealers, under the rules and
          regulations of the Federal Reserve Board, for the purpose of
          assisting the Optionee in the exercise of an Option, such
          authority to include the payment by the Corporation of the
          commissions of the broker-dealer;

                    (b)  Procedures for Exercise of Option.  The
                         ---------------------------------
          establishment of procedures for an Optionee (i) to exercise an
          Option by payment of cash or any other property acceptable to the
          Committee, (ii) to have withheld from the total number of shares
          of Common Stock to be acquired upon the exercise of an Option
          that number of shares having a Fair Market Value, which, together
          with such cash as shall be paid in respect of fractional shares,
          shall equal the Option exercise price of the total number of
          shares of Common Stock to be acquired, (iii) to exercise all or a
          portion of an Option by delivering that number of shares of
          Common Stock already owned by him having a Fair Market Value
          which shall equal the Option exercise price for the portion
          exercised and, in cases where an Option is not exercised in its
          entirety, and subject to the requirements of the Code, to permit
          the Optionee to deliver the shares of Common Stock thus acquired
          by him in payment of shares of Common Stock to be received
          pursuant to the exercise of additional portions of such Option,
          the effect of which shall be that an Optionee can in sequence
          utilize such newly acquired shares of Common Stock in payment of
          the exercise price of the entire Option, together with such cash
          as shall be paid in respect of fractional shares and (iv) to
          engage in any form of "cashless" exercise.

                    (c)  Withholding.  The establishment of a procedure
                         -----------
          whereby a number of shares of Common Stock or other securities
          may be withheld from the total number of shares of Common Stock
          or other securities to be issued upon exercise of an Option,
          Stock Appreciation Right or other grant  or award, as applicable,
          or for the tender of shares of Common Stock owned by the
          Participant to meet the obligation of withholding for taxes
          incurred by the Optionee upon such exercise.

                    (d)  Types of Plan Awards.  The Committee may grant
                         --------------------
          awards in the form of one or more of the following: (i) Incentive
          Stock Options and Non-Qualified Stock Options (described in
          Section V), (ii) Stock Appreciation Rights (described in Section
          VI), (iii) grants of Restricted Stock (described in Section VII),
          (iv) Performance Share Awards (described in Section VII) and (v)
          Performance Units (described in Section VII).


                                      SECTION V
                                    STOCK OPTIONS

                    The Committee shall have the authority, in its
          discretion, to grant Incentive Stock Options or to grant
          Non-Qualified Stock Options or to grant both types of Options. 
          No Option shall be granted for a term of more than ten (10)
          years.  Notwithstanding anything contained herein to the
          contrary, an Incentive Stock Option may be granted only to common
          law employees of the Corporation or of any Parent or Subsidiary
          now existing or hereafter formed or acquired, and not to any
          director or officer who is not also such a common law employee. 
          The terms and conditions of the Options shall be determined from
          time to time by the Committee; provided, however, that the
                                         --------  -------
          Options granted under the Plan shall be subject to the following:

                    (a)  Exercise Price.  The Committee shall establish the
                         --------------
          exercise price at the time any Option is granted at such amount
          as the Committee shall determine; provided, however, that the
                                            --------  -------
          exercise price for each share of Common Stock purchasable under
          any Incentive Stock Option granted hereunder shall be such amount
          as the Committee shall, in its best judgment, determine to be not
          less than one hundred percent (100%) of the Fair Market Value per
          share of Common Stock at the date the Option is granted; and
          provided, further, that in the case of an Incentive Stock Option
          granted to a person who, at the time such Incentive Stock Option
          is granted, owns shares of stock of the Corporation or of any
          Parent or Subsidiary which possess more than ten percent (10%) of
          the total combined voting power of all classes of shares of stock
          of the Corporation or of any Parent or Subsidiary, the exercise
          price for each share of Common Stock shall be such amount as the
          Committee, in its best judgment, shall determine to be not less
          than one hundred ten percent (110%) of the Fair Market Value per
          share of Common Stock at the date the Option is granted.  The
          exercise price will be subject to adjustment in accordance with
          the provisions of Section IX of the Plan.

                    (b)  Payment of Exercise Price.  The price per share of
                         -------------------------
          Common Stock with respect to each Option shall be payable at the
          time the Option is exercised.  Such price shall be payable in
          cash or, upon the discretion of the Committee, pursuant to any of
          the methods set forth in Sections IV(a) or (b) hereof.  Shares of
          Common Stock delivered to the Corporation in payment of the
          exercise price shall be valued at the Fair Market Value of the
          Common Stock on the date preceding the date of the exercise of
          the Option.

                    (c)  Exercisability of Options.  Each Option shall be
                         -------------------------
          exercisable in whole or in installments, and at such time(s), and
          subject to the fulfillment of any conditions on exercisability as
          may be determined by the Committee at the time of the grant of
          such Options.  The right to purchase shares of Common Stock shall
          be cumulative so that when the right to purchase any shares of
          Common Stock has accrued such shares of Common Stock or any part
          thereof may be purchased at any time thereafter until the
          expiration or termination of the Option.

                    (d)  Expiration of Options.  No Option by its terms 
                         ---------------------
          shall be exercisable after the expiration of ten (10) years from
          the date of grant of the Option; provided, however, in the case
                                           --------  -------
          of an Incentive Stock Option granted to a person who, at the time
          such Option is granted, owns shares of stock of the  Corporation
          or of any Parent or Subsidiary possessing more than ten percent
          (10%) of the total combined voting power of all classes of shares
          of stock of the Corporation or of any Parent or Subsidiary, such
          Option shall not be exercisable after the expiration of five (5)
          years from the date such Option is granted.

                    (e)  Exercise Upon Death of Optionee.  In the event of
                         -------------------------------
          the death of the Optionee prior to his termination of employment
          with the Corporation or with any Parent or Subsidiary, any
          nonvested Options granted to such Optionee shall vest immediately
          and his estate (or other beneficiary, if so designated in writing
          by the Participant) shall have the right, until the expiration
          date of the Option(s), to exercise his Option(s) with respect to
          all or any part of the shares of Common Stock as to which the
          deceased Optionee had not exercised his Option(s) at the time of
          his death, regardless of whether such Option or Options were
          fully exercisable at such time.

                    (f)  Exercise Upon Disability of Optionee.  If the
                         ------------------------------------
          employment by the Corporation or by any Parent or Subsidiary of
          an Optionee is terminated because of such Optionee's Disability,
          any nonvested Options granted to such Optionee shall vest
          immediately and he shall have the right, within one (1) year
          after the date of such termination in the case of an Incentive
          Stock Option (but in no case after the expiration of the
          Option(s)), and until the expiration date of the Option(s) in the
          case of a Non-Qualified Stock Option, to exercise his Option(s)
          with respect to all or any part of the shares of Common Stock as
          to which he had not exercised his Option(s) at the time of such
          termination, regardless of whether such Option or Options were
          fully exercisable at such time.

                    (g)  Exercise Upon Optionee's Other Termination of
                         ---------------------------------------------
          Employment.  Except as provided in the following sentence, if the
          ----------
          employment of an Optionee by the Corporation or by any Parent or
          Subsidiary is terminated for any reason other than those
          specified in Sections V(e) or (f), above, he shall have the
          right, within three (3) months after the date of such termination
          in the case of an Incentive Stock Option (but in no case after
          the expiration date of the Option(s)), and until the expiration
          date of the Option in the case of a Non-Qualified Stock Option,
          to exercise his Option(s) only with respect to that number of
          shares of Common Stock that he was entitled to purchase pursuant
          to Option(s) that were exercisable immediately prior to such
          termination.  Notwithstanding the provisions of the immediately
          preceding sentence, (i) if an Optionee's employment is terminated
          by the Corporation or by any Parent or Subsidiary for Good Cause
          or (ii) if an Optionee voluntarily terminates his employment with
          the Corporation or with any Parent or Subsidiary without the
          written consent of the Committee, then the Optionee shall, at the
          time of such termination of employment, forfeit his rights to
          exercise any and all of such Option(s).

                    (h)  Maximum Amount of Incentive Stock Options.  Each
                         -----------------------------------------
          Plan Award under which Incentive Stock Options are granted shall
          provide that to the extent the aggregate of the (i) Fair Market
          Value of the shares of Common Stock (determined as of the time of
          the grant of the Option) subject to such Incentive Stock Option
          and (ii) the fair market values (determined as of the date(s) of
          grant of the option(s) of all other shares of Common Stock
          subject to incentive stock options granted to an Optionee by the
          Corporation or any Parent or Subsidiary, which are exercisable
          for the first time by any person during any calendar year,
          exceed(s) one hundred thousand dollars ($100,000), such excess
          shares of Common Stock shall not be deemed to be purchased
          pursuant to Incentive Stock Options.  The terms of the
          immediately preceding sentence shall be applied by taking all
          options, whether or not granted under this Plan, into account in
          the order in which they are granted.


                                      SECTION VI
                              STOCK APPRECIATION RIGHTS

                    (a)  Tandem Stock Appreciation Rights.  The Committee
                         --------------------------------
           shall have the authority to grant Stock Appreciation Rights in
          tandem with an Option, either at the time of grant of the Option
          or by amendment.  Each such Stock Appreciation Right shall be
          subject to the same terms and conditions as the related Option,
          if any, and shall be exercisable only at such times and to such
          extent as the related Option is exercisable; provided, however,
                                                       --------  -------
          that a Stock Appreciation Right may be exercised only when the
          Fair Market Value of the Common Stock exceeds the exercise price
          of the related Option.  A Stock Appreciation Right shall entitle
          the Optionee to surrender to the Corporation unexercised the
          related Option, or any portion thereof, and to receive from the
          Corporation in exchange therefor cash (as provided below) or that
          number of shares of Common Stock having an aggregate value equal
          to the excess of the Fair Market Value of one share of the Common
          Stock of the Corporation on the day preceding the surrender of
          such Option over the exercise price per share of Common Stock
          multiplied by the number of shares of Common Stock provided for
          under the Option, or portion thereof, which is surrendered;
          provided, however, that no fractional shares shall be issued of
          --------  -------
          Common Stock (cash being delivered to the Participant in lieu of
          such fractional shares).  The number of shares of Common Stock
          which may be received pursuant to the exercise of a Stock
          Appreciation Right may not exceed the number of shares of Common
          Stock provided for under the Option, or portion thereof, which is
          surrendered.  The Committee shall have the right, in its sole
          discretion, to approve an election by a Participant to receive
          cash in whole or in part in settlement of the Stock Appreciation
          Right.  Within thirty (30) days following the receipt by the
          Committee of a request to receive cash in whole or in part in
          settlement of a Stock Appreciation Right, the Committee shall, in
          its sole discretion, either consent to or disapprove, in whole or
          in part, such a request.  A request to receive cash in whole or
          in part in settlement of a Stock Appreciation Right may provide
          that, in the event the Committee shall disapprove such request,
          such request shall be deemed to be an exercise of such Stock
          Appreciation Right for shares of Common Stock.

                    (b)  Freestanding Stock Appreciation Rights.  The
                         --------------------------------------
          Committee also shall have the authority to grant Stock
          Appreciation Rights unrelated to any Option that may be granted
          hereunder.  Each such Stock Appreciation Right shall be subject
          to the terms and conditions as determined by the Committee. 
          Freestanding Stock Appreciation Rights shall entitle the Optionee
          to surrender to the Corporation a portion or all of such rights
          and to receive from the Corporation in exchange therefor cash (as
          provided below) or that number of shares of Common Stock having
          an aggregate value equal to the excess of the Fair Market Value
          of one share of the Common Stock of the Corporation on the day
          preceding the surrender of such Rights over the Fair Market Value
          per share of Common Stock (determined as of the date the Stock
          Appreciation Right was granted) multiplied by the number of Stock
          Appreciation Rights which are surrendered; provided, however,
                                                     --------  -------
          that no fractional shares of Common Stock shall be issued (cash
          being delivered to the Participant in lieu of such fractional
          shares).  The Committee shall have the right, in its sole
          discretion, to approve an election by a Participant to receive
          cash in whole or in part in settlement of a Stock Appreciation
          Right.  Within thirty (30) days following the receipt by the
          Committee of a request to receive cash in whole or in part in
          settlement of a Stock Appreciation Right, the Committee shall, in
          its sole discretion, either consent to or disapprove, in whole or
          in part, such a request.  A request to receive cash in whole or
          in part in settlement of a Stock Appreciation Right may provide
          that, in the event the Committee shall disapprove such request,
          such request shall be deemed to be an exercise of such Stock
          Appreciation Right for shares of Common Stock.

                    (c)  Exercise of Stock Appreciation Rights.  If the
                         -------------------------------------
          Participant (i) voluntarily ceases to be an employee of the
          Corporation, or of any Parent or Subsidiary, with the written
          consent of the Committee, (ii) dies or  becomes Disabled or (iii)
          suffers an involuntary termination of his employment with the
          Corporation or with any Parent or Subsidiary for reasons other
          than Good Cause, the Plan Award earned under Section VI(b) with
          respect to any outstanding Freestanding Stock Appreciation Rights
          shall be determined as otherwise provided herein or in any
          agreement executed by the Corporation and such Participant
          hereunder.  If the Participant ceases to be an employee of the
          Corporation or of any Parent or Subsidiary for any other reason,
          all Plan Awards granted under Section VI(b) shall be forfeited.


                                     SECTION VII
              PERFORMANCE SHARES, RESTRICTED STOCK AND PERFORMANCE UNITS

                    The Committee shall have the authority to grant
          Performance Shares, Restricted Stock or Performance Units either
          separately or in combination with other Plan Awards.  The terms
          and conditions of Performance Shares, Restricted Stock or
          Performance Units shall be determined from time to time by the
          Committee, without limitation, except as otherwise provided in
          the Plan.  Furthermore:

                    (a)  Services Rendered.  Each such Plan Award shall be
                         -----------------
          granted for services rendered (or to be rendered) and at no
          additional cost to the Participant, provided, however, that the
                                              --------  -------
           value of the services performed must, in the opinion of counsel
          to the Corporation, equal or exceed the par value of such shares
          of Common Stock to be granted to the Participant.

                    (b)  Performance Account.  The Corporation shall
                         -------------------
          establish a performance account for each Participant to whom
          Performance Shares or Performance Units are granted, and the
          Performance Shares or Performance Units granted shall be credited
          to such account.  Shares of Common Stock granted in the form of
          Restricted Stock shall be registered in the name of the
          Participant and, together with a stock power endorsed in blank,
          deposited with the Corporation at the time the account is
          credited.

                    (c)  Duration of Performance or Restriction Period.
                         ---------------------------------------------
          The duration of the performance or restriction period shall be
          determined by the Committee at the time each such grant is made
          and will be set forth under the Award Agreement.  More than one
          grant may be outstanding at any one time, and performance or
          restriction periods may be of different lengths.

                    (d)  Restricted Stock.  With respect to Restricted
                         ----------------
          Stock, the Participant shall generally have the rights and
          privileges of a stockholder of the Corporation as to such shares,
          including the right to vote such Restricted Stock, except that
          the following restrictions shall apply:  (i) the Participant
          shall not be entitled to delivery of a certificate until the
          expiration or termination of the restriction period, (ii) none of
          the shares of Restricted Stock may be sold, transferred,
          assigned, pledged, or otherwise encumbered or disposed of during
          the restriction period and (iii) all of the shares of Restricted
          Stock shall be forfeited by the Participant without further
          obligation on the part of the Corporation as set forth in Section
          VII(h) hereof.  Cash and stock dividends with respect to the
          Restricted Stock will be withheld by the Corporation for the
          Participant's account, and interest may be paid on the amount of
          cash dividends withheld at a rate and subject to such terms as
          may be determined by the Corporation.  All cash or stock
          dividends so withheld by the Corporation shall initially be
          subject to forfeiture, but shall become non-forfeitable and
          payable at the same times, and at the same rate, as determined
          with respect to the lapse of restrictions on Restricted Stock. 
          Upon the forfeiture of any Restricted Stock, such forfeited
          shares of Common Stock shall be transferred to the Corporation
          without further action by the Participant.  Upon the expiration
          or termination of the restriction period, the restrictions
          imposed on the appropriate Restricted Stock shall lapse and a
          stock certificate for the number of shares of Restricted Stock
          with respect to which the restrictions have lapsed shall be
          delivered, free of all such restrictions, except any that may be
          imposed by law or by any applicable stockholders' agreement, to
          the Participant.  A Participant who files an election with the
          Internal Revenue Service to include the fair market value of any
          Restricted Stock in gross income while they are still subject to
          restrictions shall promptly furnish the Corporation with a copy
          of such election together with the amount of any federal, state,
          local or other taxes that may be required to be withheld to
          enable the Corporation to claim an income tax deduction with
          respect to such election.

                    (e)  Payments of Performance Shares/Performance Units.
                         ------------------------------------------------
          Any Performance Shares or Performance Units earned during a
          performance period shall be paid in cash or in shares of Common
          Stock (as set forth under the Award Agreement, or as otherwise
          determined by the Committee) as soon as is practicable after the
          end of the performance period to which such Plan Award relates.

                    (f)  Performance Targets.  At the time of each grant,
                         -------------------
          the Committee shall establish performance targets (to be
          satisfied during the performance period) and/or periods of
          service to which the vesting of Performance Shares, Performance
          Units and/or Restricted Stock shall be conditioned. The Committee
          may also establish a relationship between performance targets and
          the number of Performance Shares or the number or value of
          Performance Units which shall be earned.  The Committee also
          shall establish a relationship between performance results other
          than the targets and the number of Performance Shares or
          Restricted Stock and the number or value of Performance Units, if
          any, which shall be earned.  The Committee shall determine the
          measures of performance to be used in determining the extent to
          which Performance Shares or Performance Units are earned or to
          which restrictions on Restricted Stock or units shall lapse. 
          Performance measures and targets may vary among grants, but once
          established for a grant may not be modified with respect to that
          grant except as provided in Section X and provided that, with
          respect to Performance Shares and Performance Units, the
          Committee may, in its sole discretion, make such adjustments to
          performance targets, the number of Performance Shares or the
          number or value of Performance Units which shall be earned, or
          such other changes as it may deem necessary or advisable in the
          event of material changes in the criteria used for establishing
          performance targets which would result in the dilution or
          enlargement of a Participant's award outside the goals intended
          by the Committee at the time of the grant of the Plan Award.

                    (g)  Dividend or Interest Equivalents for Performance
                         ------------------------------------------------
          Shares and Performance Units.  The Committee may provide that
          ----------------------------
          amounts equivalent to dividends or interest shall be payable with
          respect to Performance Shares or Performance Units held in the
          Participant's performance account.  Such amounts shall be
          credited to the performance account, and shall be payable to the
          Participant in cash or in Common Stock, as set forth under the
          terms of the Plan Award, at such time as the Performance Shares
          or Performance Units are earned.  The Committee further may
          provide that amounts equivalent to interest or dividends held in
          the performance accounts shall be credited to such accounts on a
          periodic or other basis.

                    (h)  Termination of Employment.  If the Participant (i)
                         -------------------------
          voluntarily ceases to be an employee of the Corporation, or of
          any Parent or Subsidiary, with the written consent of the
          Committee, (ii) dies or becomes Disabled, (iii) terminates his
          employment with the Corporation or with any Parent or Subsidiary
          due to Retirement or (iv) suffers an involuntary termination of
          his employment with the Corporation or with any Parent or
          Subsidiary for reasons other than Good Cause, the Plan Award
          earned under this Section with respect to any outstanding
          Performance Shares, Restricted Stock, Performance Units or
          interest on dividend equivalents shall be determined as otherwise
          provided herein or in any agreement executed by such Participant
          hereunder.  If the Participant ceases to be an employee of the
          Corporation or of any Parent or Subsidiary for any other reason,
          all Plan Awards granted under this Section VII and subject to
          restrictions shall be forfeited.  In such case, the Corporation
          shall have the right to complete the blank stock power with
          respect to Restricted Stock and transfer the same to its
          treasury.


                                     SECTION VIII
                                 DEFERRAL OF PAYMENTS

                    The Committee may establish procedures by which a
          Participant may elect to defer payment of a Plan Award.  The
          Committee shall determine the terms and conditions of  such
          deferral.  Any such deferral shall be subject to the following:

                    (a)  Contingent Nature of Allocation.  Every allocation
                         -------------------------------
          under the Plan to a performance account shall be considered
          "contingent" and unfunded until any forfeiture restrictions under
          the terms of the Plan Award expire or lapse, until all conditions
          contained in the Plan Award are satisfied, and until any elective
          deferral period expires.  Such contingent allocations shall be
          considered bookkeeping entries only, notwithstanding the
          crediting of deemed "dividends" or  "interest."  Nothing
          contained herein shall be construed as creating a trust or
          fiduciary relationship between the Participant and the
          Corporation or the Committee.

                    (b)  Participant's Rights to Awards.  Until the Plan
                         ------------------------------
          Award vests, the elective deferral period expires, and any 
          restrictions are lifted, the related amounts held in the
          Participant's performance account cannot be sold, conveyed,
          transferred, pledged, hypothecated, or assigned and any attempt
          to do so by the Participant shall result in the immediate
          forfeiture of such Plan Award.  Until the Plan Award vests and
          becomes payable, such account balances shall be the property of
          the Corporation.  The Participant's right to such account
          balances shall be subject to the claims of the general creditors
          of the Corporation.  Receipt of the Plan Award is conditioned
          upon satisfactory compliance with the terms and conditions of the
          such Plan Award and other requirements of the Plan.

                    (c)  Election to Defer Payment.  If a Participant
                         -------------------------
          desires to defer the normal receipt of Common Stock or cash due
          him under a Plan Award, he must make an irrevocable election in a
          calendar year prior to the calendar year or years in which he is
          to perform services that will entitle him to the Plan Award. 
          Such election shall be made in accordance with Rule 16b-3 to the
          extent required and shall provide a fixed date for the
          termination of the deferral period.  The Participant shall not be
          permitted to receive his Plan Award prior to the end of the
          elected deferral period, except in the event of his death,
          Disability or termination of employment with the Corporation or
          any Parent or Subsidiary.


                                      SECTION IX
                           ADJUSTMENT OF SHARES; MERGER OR
                        CONSOLIDATION, ETC. OF THE CORPORATION

                    (a)  Recapitalization, Etc.  In the event there is any
                         ----------------------
          change in the Common Stock of the Corporation by reason of any
          reorganization, recapitalization, stock split, stock dividend or
          otherwise, there shall be substituted for or added to each share
          of Common Stock theretofore appropriated or thereafter subject,
          or which may become subject, to any Option, Stock Appreciation
          Right, grant of Restricted Stock, Performance Share or
          Performance Unit award, the number and kind of shares of stock or
          other securities into which each outstanding share of Common
          Stock shall be so changed or for which each such share shall be
          exchanged, or to which each such share be entitled, as the case
          may be, and the per share price thereof also shall be
          appropriately adjusted.  Notwithstanding the foregoing, (i) each
          such adjustment with respect to an Incentive Stock Option shall
          comply with the rules of Section 424(a) of the Code and (ii) in
          no event shall any adjustment be made which would render any
          Incentive Stock Option granted hereunder to be other than an
          incentive stock option for purposes of Section 422 of the Code.

                    (b)  Merger, Consolidation or Change in Control of
                         ---------------------------------------------
          Corporation.  Upon (i) the merger or consolidation of the
          -----------
          Corporation with or into another corporation, (pursuant to which
          the stockholders of the Corporation immediately prior to such
          merger or consolidation will not, as of the date of such merger
          or consolidation, own a beneficial interest in shares of voting
          securities of the corporation surviving such merger or
          consolidation having at least a majority of the combined voting
          power of such corporation's then outstanding securities), if the
          agreement of merger or consolidation does not provide for (1) the
          continuance of the Options, Stock Appreciation Rights and shares
          of Restricted Stock granted hereunder or (2) the substitution of
          new Options, Stock Appreciation Rights or shares of Restricted
          Stock for Options, Stock Appreciation Rights and shares of
          Restricted Stock granted hereunder, or for the assumption of such
          Options, Stock Appreciation Rights and shares of Restricted Stock
          by the surviving corporation or (ii) the dissolution,
          liquidation, or sale of substantially all the assets, of the
          Corporation or (iii) the Change in Control of the Corporation,
          (1) the holder of any such Option or Stock Appreciation Right
          theretofore granted and still outstanding (and not otherwise
          expired) shall have the right immediately prior to the effective
          date of such merger, consolidation, dissolution, liquidation,
          sale of assets or Change in Control of the Corporation to
          exercise such Option(s) or Stock Appreciation Right(s) in whole
          or in part without regard to any installment provision that may
          have been made part of the terms and conditions of such Option(s)
          or Stock Appreciation Right(s) and (2) all restrictions regarding
          transferability and forfeiture on shares of Restricted Stock
          shall be removed as of the effective date of such merger,
          consolidation, dissolution, liquidation, sale of assets or Change
          in Control of the Corporation; provided that any conditions
          precedent to the exercise of such Options or Stock Appreciation
          Rights and the transfer of such shares of Restricted Stock, other
          than the passage of time, have occurred.  The Corporation, to the
          extent practicable, shall give advance notice to affected
          Optionees and holders of Stock Appreciation Rights or shares of
          Restricted Stock of such merger, consolidation, dissolution,
          liquidation, sale of assets or Change in Control of the
          Corporation.  All such Options and Stock Appreciation Rights
          which are not so exercised shall be forfeited as of the effective
          time of such merger, consolidation, dissolution, liquidation or
          sale of assets (but not in the Change in Control of the
          Corporation).

                    (c)  Effect of Merger or Consolidation.  As of the
                         ---------------------------------
          effective date of the merger, consolidation, dissolution,
          liquidation or sale of substantially all of the assets of the
          Corporation, no Participant shall earn any additional Performance
          Share or Performance Unit or dividend or interest equivalent
          under this Plan.  Furthermore, if the value of any Performance
          Share or Performance Unit cannot be determined as of such date
          because such Plan Award is conditioned upon the future financial
          performance of the Corporation, such Performance Share or
          Performance Unit (including any applicable dividend or interest
          equivalents) shall be canceled.  Any Performance Share or
          Performance Unit payable after the date of the merger,
          consolidation, dissolution, liquidation or sale of substantially
          all of the assets of the Corporation shall be paid in cash
          (unless the appropriate merger or consolidation agreement
          provides otherwise) as of the date such Performance Share or
          Performance Unit originally was to have been paid, or as of such
          earlier date as may be determined by the Corporation or its
          successor.

                    (d)  Definition of Change in Control of the
                         --------------------------------------
          Corporation.  As used herein, a "Change in Control of the
          -----------
          Corporation" shall be deemed to have occurred if any person
          (including any individual, firm, partnership or other entity)
          together with all Affiliates and Associates (as defined under
          Rule 12b-2 of the General Rules and Regulations promulgated under
          the Exchange Act) of such person, but excluding (i) a trustee or
          other fiduciary holding securities under an employee benefit plan
          of the Corporation or any subsidiary of the Corporation, (ii) a
          corporation owned, directly or indirectly, by the stockholders of
          the Corporation in substantially the same proportions as their
          ownership of the Corporation, (iii) the Corporation or any
          subsidiary of the Corporation or (iv) only as provided in the
          immediately following sentence, a Participant together with all
          Affiliates and Associates of the Participant, is or becomes the
          Beneficial Owner (as defined in Rule 13d-3 promulgated under the
          Exchange Act), directly or indirectly, of securities of the
          Corporation representing 40% of more of the combined voting power
          of the Corporation's then outstanding securities, such person
          being hereinafter referred to as an Acquiring Person.  The
          provisions of clause(iv) of the immediately preceding sentence
          shall apply only with respect to the Option(s) held by the
          Participant who, together with his Affiliates or Associates, if
          any, is or becomes the direct or indirect Beneficial Owner of the
          percentage of securities set forth in such clause.


                                      SECTION X
                               MISCELLANEOUS PROVISIONS

                    (a)  Administrative Procedures.  The Committee may
                         -------------------------
          establish any procedures determined by it to be appropriate in
          discharging its responsibilities under the Plan.  Subject to the
          provisions of Section XIII hereof, all actions and decisions of
          the Committee shall be final.

                    (b)  Assignment or Transfer.  No grant or award of any
                         ----------------------
          Incentive Stock Option or any other "derivative security" (as
          defined by Rule 16a-l(c) promulgated under the Exchange Act) made
          under the Plan or any rights or interests therein shall be
          assignable or transferable by a Participant except by will or the
          laws of descent and distribution or pursuant to a domestic
          relations order.  During the lifetime of a Participant, Options
          and other Plan Awards granted hereunder shall be exercisable only
          by the Participant, and Plan Awards earned hereunder shall be
          payable only to the Participant.  Performance Shares or
          Restricted Stock or Performance Units may not be sold, assigned,
          transferred, redeemed, pledged or otherwise encumbered during the
          restriction period, except as may be provided in Section VIII(b)
          hereof.

                    (c)  Investment Representation.  In the case of Plan
                         -------------------------
          Awards paid in shares of Common Stock or other securities, the
          Committee may require, as a condition of receiving such
          securities, that the Participant furnish to the Corporation such
          written representations and information as the Committee deems
          appropriate to permit the Corporation, in light of the existence
          or nonexistence of an effective registration statement under the
          Securities Act to deliver such securities in compliance with the
          provisions of the Securities Act.

                    (d)  Withholding Taxes.  The Corporation shall have the
                         -----------------
          right to deduct from all cash payments hereunder any federal,
          state, local or foreign taxes required by law to be withheld with
          respect to such payments.  In the case of the issuance or
          distribution of Common Stock or other securities hereunder, the
          Corporation, as a condition of such issuance or distribution, may
          require the payment (through withholding from the Participant's
          salary, reduction of the number of shares of Common Stock or
          other securities to be issued, or otherwise) of any such taxes. 
          Subject to the Rules promulgated under Section 16 of the Exchange
          Act (to the extent applicable), and subject to the consent of the
          Committee, the Participant, may satisfy the withholding
          obligations by paying to the Corporation a cash amount equal to
          the amount required to be withheld or by tendering to the
          Corporation a number of shares of Common Stock having a value
          equivalent to such cash amount, or by use of any available
          procedure as described under Section IV(c) hereof.

                    (e)  Forfeiture.  In order for a Participant or his
                         ----------
          legal representative to receive payments or benefits under the
          Plan, a Participant must (i) be an active employee of the
          Corporation or of any Parent or Subsidiary, (ii) have become
          Disabled or have terminated his employment with the Corporation
          or with any Parent or Subsidiary due to Retirement, (iii) have
          died while in the active employment of the Corporation or of any
          Parent or Subsidiary, (iv) have voluntarily ceased to be an
          employee of the Corporation or of any Parent or Subsidiary with
          the written consent of the Committee or (v) suffered an
          involuntary termination of employment by the Corporation or any
          Parent or Subsidiary for other than Good Cause.

                    (f)  Costs and Expenses.  The costs and expenses of
                         ------------------
          administering the Plan shall be borne by the Corporation and
          shall not be charged against any award nor to any employee
          receiving a Plan Award.

                    (g)  Funding of Plan.  Except in the case of awards of
                         ---------------
          Restricted Stock, the Plan shall be unfunded.  The Corporation
          shall not be required to segregate any of its assets to assure
          the payment of any Plan Award under the Plan.  Neither the
          Participants nor any other persons shall have any interest in any
          fund or in any specific asset or assets of the Corporation or any
          other entity by reason of any Plan Award, except to the extent
          expressly provided hereunder.  The interests of each Participant
          and former Participant hereunder are unsecured and shall be
          subject to the general creditors of the Corporation.

                    (h)  Other Incentive Plans.  The adoption of the Plan
                         ---------------------
          does not preclude the adoption by appropriate means of any other
          incentive plan for employees.

                    (i)  Plurals and Gender.  Where appearing in the Plan,
                         ------------------
          masculine gender shall include the feminine and neuter genders,
          and the singular shall include the plural, and vice versa, unless
          the context clearly indicates a different meaning.

                    (j)  Headings.  The headings and sub-headings in this
                         --------
          Plan are inserted for the convenience of reference only and are
          to be ignored in any construction of the provisions hereof.

                    (k)  Severability.  In case any provision of this Plan
                         ------------
          shall be held illegal or void, such illegality or invalidity
          shall not affect the remaining provisions of this Plan, but shall
          be fully severable, and the Plan shall be construed and enforced
          as if said illegal or invalid  provisions had never been inserted
          herein.

                    (l)  Payments Due Missing Persons.  The Corporation
                         ----------------------------
          shall make a reasonable effort to locate all persons entitled to
          benefits under the Plan; however, notwithstanding any provisions
          of this Plan to the contrary, if, after a period of one (1) year
          from the date such benefits shall be due, any such persons
          entitled to benefits have not been located, their rights under
          the Plan shall stand suspended.  Before this provision becomes
          operative, the Corporation shall send a certified letter to all
          such persons at their last known addresses advising them that
          their rights under the Plan shall be suspended.  Subject to all
          applicable state laws, any such suspended amounts shall be held
          by the Corporation for a period of one (1) additional year and
          thereafter such amounts shall be forfeited and thereafter remain
          the property of the Corporation.

                    (m)  Liability and Indemnification.  (i)  Neither the
                         -----------------------------
          Corporation nor any Parent or Subsidiary shall be responsible in
          any way for any action or omission of the Committee, or any other
          fiduciaries in the performance of their duties and obligations as
          set forth in this Plan. Furthermore, neither the Corporation nor
          any Parent or Subsidiary shall be responsible for any act or
          omission of any of their agents, or with respect to reliance upon
          advice of their counsel provided that the Corporation and/or the
          appropriate Parent or Subsidiary relied in good faith upon the
          action of such agent or the advice of such counsel.

                         (ii) Except for their own gross negligence or
               willful misconduct regarding the performance of the duties
               specifically assigned to them under, or their willful breach
               of the terms of, this Plan, the Corporation, each Parent and
               Subsidiary and the Committee shall be held harmless by the
               Participants, former Participants, beneficiaries and their
               representatives against liability or losses occurring by
               reason of any act or omission.  Neither the Corporation, any
               Parent or Subsidiary, the Committee, nor any agents,
               employees, officers, directors or shareholders of any of
               them, nor any other person shall have any liability or
               responsibility with respect to this Plan, except as
               expressly provided herein.

                    (n)  Incapacity.  If the Committee shall receive
                         ----------
          evidence satisfactory to it that a person entitled to receive
          payment of any Plan Award is, at the time when such  benefit
          becomes payable, a minor, or is physically or mentally
          incompetent to receive such Plan Award and to give a valid
          release thereof, and that another person or an institution is
          then maintaining or has custody of such person and that no
          guardian, committee or other representative of the estate of such
          person shall have been duly appointed, the Committee may make
          payment of such Plan Award otherwise payable to such person to
          such other person or institution, including a custodian under a
          Uniform Gifts to Minors Act, or corresponding legislation (who
          shall be an adult, a guardian of the minor or a trust company),
          and the release by such other person or institution shall be a
          valid and complete discharge for the payment of such Plan Award.

                    (o)  Cooperation of Parties.  All parties to this Plan
                         ----------------------
          and any person claiming any interest hereunder agree to perform
          any and all acts and execute any and all documents and papers
          which are necessary or desirable for carrying out this Plan or
          any of its provisions.

                    (p)  Governing Law.  All questions pertaining to the
                         -------------
          validity, construction and administration of the Plan shall be
          determined in accordance with the laws of the State of Delaware.

                    (q)  Nonguarantee of Employment.  Nothing contained in
                         --------------------------
          this Plan shall be construed as a contract of employment between
          the Corporation (or any Parent or Subsidiary), and any employee
          or Participant, as a right of any employee or Participant to be
          continued in the employment of the Corporation (or any Parent or
          Subsidiary), or as a limitation on the right of the Corporation
          or any Parent or Subsidiary to discharge any of its employees,
          with or without cause.

                    (r)  Notices.  Each notice relating to this Plan shall
                         -------
          be in writing and delivered in person or by certified mail to the
          proper address.  All notices to the Corporation or the Committee
          shall be addressed to it at 2650 N. Military Trail, Suite 350,
          Boca Raton, Florida 33431, Attn: John W. Luciani, III. All
          notices to Participants, former Participants, beneficiaries or
          other persons acting for or on behalf of such persons shall be
          addressed to such person at the last address for such person
          maintained in the Committee's records.

                    (s)  Written Agreements.  Each Plan Award shall be
                         ------------------
          evidenced by a signed written agreement between the Corporation
          and the Participant containing the terms and conditions of the
          award.


                                      SECTION XI
                           AMENDMENT OR TERMINATION OF PLAN

                    The Board of Directors of the Corporation shall have
          the right to amend, suspend or terminate the Plan at any time,
          provided that no amendment shall be made which shall  increase
          the total number of shares of the Common Stock of the Corporation
          which may be issued and sold pursuant to Options or other Plan
          Awards, reduce the minimum exercise price in the case of an
          Incentive Stock Option or modify the provisions of the Plan
          relating to eligibility with respect to Incentive Stock Options
          unless such amendment is made by or with the approval of the
          stockholders (such approval being granted within 12 months of the
          effective date of such amendment).  The Board of Directors of the
          Corporation shall be authorized to amend the Plan and the Options
          granted thereunder (i) to maintain qualification as "incentive
          stock options" within the meaning of Section 422 of the Code, if
          applicable or (ii) to comply with Rule 16b-3 (or any successor
          rule) promulgated under the Exchange Act.  Except as otherwise
          provided herein, no amendment, suspension or termination of the
          Plan shall alter or impair any Plan Awards previously granted
          under the Plan without the consent of the holder thereof.


                                     SECTION XII
                                     TERM OF PLAN

                    The Plan shall terminate on the day immediately prior
          to the tenth anniversary of the date the Plan was adopted by the
          Board of Directors of the Corporation, unless sooner terminated
          by such Board of Directors.  No Plan Awards may be granted under
          the Plan subsequent to the termination of the Plan.


                                     SECTION XIII
                                  CLAIMS PROCEDURES

                    (a)  Denial.  If any Participant, former Participant or
                         ------
          beneficiary is denied any vested benefit to which he is, or
          reasonably believes he is, entitled under this Plan, either in
          total or in an amount less than the full vested benefit to which
          he would normally be entitled, the Committee shall advise such
          person in writing the specific reasons for the denial.  The
          Committee shall also furnish such person at the time with a
          written notice containing (i) a specific reference to pertinent
          Plan provisions, (ii) a description of any additional material or
          information necessary for such person to perfect his claim, if
          possible, and an explanation of why such material or information
          is needed and (iii) an explanation of the Plan's claim review
          procedure.

                    (b)  Written Request for Review.  Within 60 days of
                         --------------------------
          receipt of the information stated in subsection (a) above, such
          person shall, if he desires further review, file a written
          request for reconsideration with the Committee.

                    (c)  Review of Document.  So long as such person's
                         ------------------
          request for review is pending (including the 60 day period in
          subsection (b) above), such person or his duly authorized
          representative may review pertinent Plan documents and may submit
          issues and comments in writing to the Committee.

                    (d)  Committee's Final and Binding Decision.  A final
                         --------------------------------------
          and binding decision shall be made by the Committee within 60
          days of the filing by such person of this request for
          reconsideration; provided, however, that if the Committee, in its
                           --------  -------
          discretion, feels that a hearing with such person or his
          representative is necessary or desirable, this period shall be
          extended for an additional 60 days.

                    (e)  Transmittal of Decision.  The Committee's decision
                         -----------------------
          shall be conveyed to such person in writing and shall (i) include
          specific reasons for the decision, (ii) be written in a manner
          calculated to be understood by such person and (iii) set forth
          the specific references to the pertinent Plan provisions on which
          the decision is based.

                    (f)  Limitation on Claims.  Notwithstanding any
                         --------------------
           provisions of this Plan to the contrary, no Participant (nor the
          estate or other beneficiary of a Participant) shall be entitled
          to assert a claim against the Corporation (or against any Parent
          or Subsidiary) more than three years after the date the
          Participant (or his estate or other beneficiary) initially is
          entitled to receive benefits hereunder.
          


                                                         Exhibit 10.5(a)


                                      AGREEMENT


                    THIS AGREEMENT, dated as of August 14, 1990 (as
          amended, modified or supplemented from time to time, this
          "Agreement"), is by and among J&B Management Company, a New
          Jersey general partnership ("J&B"), and its affiliates J&B
          Management Corp., Sulgrave Realty Corporation, and Wilmart
          Development Corp., each of which is a corporation organized and
          existing under the laws of the State of New Jersey (hereinafter
          J&B, J&B Management Corp., Sulgrave Realty Corporation and
          Wilmart Development Corp. are sometimes referred to collectively
          as the "Company" or the "Co-Obligors"), and The Bank of New York
          (the "Bank").

                                W I T N E S S E T H :
                                - - - - - - - - - -

                    WHEREAS, the Company is issuing its Series 1, 12%
          Debentures due 2000 (the "Debentures") pursuant to the Company's
          Confidential Private Placement Memorandum dated August 14, 1990,
          as the same may be from time to time amended (the "Memorandum");

                    WHEREAS, the Company's private placement of the
          Debentures (the "Offering") will terminate on the earlier of (i)
          the date on which all the Debentures are sold or (ii) December
          31, 1991;

                    WHEREAS, subscribers will purchase Debentures at a
          closing (the "Initial Closing") to be held when at least
          $1,000,000 principal amount of Debentures have been sold and,
          thereafter, from time to time (each, singly, an "Additional
          Closing," and, collectively, the "Additional Closings"), at the
          discretion of the Company, on such day or days as may be
          determined by the Company, as subscriptions are received and
          accepted (hereinafter the date of the Initial Closing and the
          date of any Additional Closing are each referred to as a "Closing
          Date");

                    WHEREAS, the Company desires to deliver to the Bank
          amounts received by the Company from subscribers for Debentures
          (each, singly, a "Purchaser," and, collectively, the
          "Purchasers"), in payment for the Debentures, which amounts shall
          be released to the Company at the Initial Closing and at each
          Additional Closing;

                    WHEREAS, each Purchaser shall be entitled to receive,
          on a monthly basis prior to the Closing Date with respect to that
          Purchaser's Debentures, distributions representing interest
          accrued on that Purchaser's subscription payment at a rate of 12%
          per annum;

                    WHEREAS, the Company desires to establish an interest
          bearing escrow fund to be called J&B Management Escrow Fund
          Account No. 186635 (the "Fund") with the Bank;

                    WHEREAS, the Company wishes to grant the Bank, for the
          benefit of the Bank and the Purchasers, a security interest in
          and to assign to the Bank certain notes, instruments and
          documents more fully described below and the Bank is willing to
          accept such security interest and assignment upon the terms and
          conditions hereinafter set forth; and

                    WHEREAS, the Company wishes to appoint the Bank as
          Escrow Agent, Authenticating Agent, Registrar, Paying Agent and
          Custodian with respect to the Debentures and the above-mentioned
          notes, instruments and documents and the Bank is willing to
          accept such appointments upon the terms and conditions
          hereinafter set forth;

                    NOW, THEREFORE, in consideration of the foregoing
          premises and the mutual covenants herein contained and other good
          and valuable consideration, receipt of which is hereby
          acknowledged, the parties hereto hereby agree as follows:

                    Section 1.  Escrow Agent.
                                ------------

                    Section 1.1.  Appointment.  
                                  -----------
                                                The Company hereby appoints
          and designates the Bank as Escrow Agent for the purposes set
          forth in this Section 1, and the Bank hereby accepts such
          appointment.

                    Section 1.2.  Escrow.  
                                  ------
                                           The Company shall from time to
          time deliver amounts received from Purchasers in payment for the
          Debentures ("Subscription Payments") to the Bank.  The Bank shall
          deposit the Subscription Payments in the Fund to be established
          in the Company's name for this purpose by the Bank.  Subscription
          Payments delivered for deposit in the Fund shall be deposited in
          short term certificates of deposits (including certificates of
          deposits issued by the Bank), A-1, P-1 commercial paper, interest
          bearing money market accounts, all as specified by the Company
          and held in trust for the benefit of the Purchasers.  The Bank is
          not responsible for interest losses, taxes or other charges on
          investments.  All checks delivered to the Bank for deposit in the
          Fund shall be payable to the order of "J&B Management Company -
          Escrow Account".  Concurrently with such delivery, the Company
          shall deliver to the Bank a statement of the name, mailing
          address and tax identification number of each Purchaser whose
          Subscription Payment is being delivered, and a schedule listing
          the aggregate Debentures and aggregate cumulative Subscription
          Payments to date delivered for deposit in the Fund.  For the
          purposes of this Agreement, the Company is authorized to make
          deposits and give instructions as to investments of deposits and
          otherwise, as contemplated in this Agreement, to the Bank.

                    Section 1.3.  Interest.  
                                  --------
                                             During the period (the "Escrow
          Period") commencing upon the date that any Purchaser's
          Subscription Payment constitutes Cleared Funds (as defined in
          Section 1.11 hereof) and ending on the day immediately preceding
          the Closing Date with respect to that Purchaser's Debentures,
          interest will accrue on that Purchaser's Subscription Payment at
          a rate of 12% per annum, computed on the basis of a year of 365
          or 366 days, as the case may be, for the actual number of days
          elapsed.  Interest shall be payable on the fifteenth day of each
          month.  Four Business Days prior to each such interest payment
          date, the Bank shall give the Company written notice of the
          difference between the amount of interest which will be payable
          on Subscription Payments on such interest payment date and the
          amount of interest accruing on the Fund's assets which will be
          available for such payment on such interest payment date.  Not
          later than 11:30 a.m. (New York time) on the second Business Day
          preceding such interest payment date, the Company shall deposit
          with the Bank its check in the amount of such difference.  On
          each interest payment date, the Bank shall pay interest which is
          due and payable to the respective Purchasers by mailing its check
          in the appropriate amount to each Purchaser by first class mail
          at the Purchaser's mailing address provided to the Bank pursuant
          to Section 1.2 hereof.  In the event that the Company shall
          default in its payment obligations to the Bank under this Section
          1.3, the Bank shall mail its check in the amount of each
          Purchaser's pro rata share of interest earned and paid on the
          Fund's assets as provided in this Section 1.3.  For purposes of
          this Agreement, "Business Day" shall mean any day other than a
          day on which the Bank is authorized to remain closed in New York
          City.

                    Section 1.4.  Conditions of Initial Closing and
                                  ---------------------------------
          Additional Closings.
          -------------------
                                Notwithstanding anything to the contrary in
          this Agreement, it is a condition precedent to the Initial
          Closing and to each Additional Closing that J&B shall deliver to
          the Bank Set Aside Purchase Notes in an aggregate principal
          amount equal to at least twice the principal amount of the
          Debentures which will be sold at that Initial Closing or
          Additional Closing, together with each related Consent and
          Agreement pertaining to that Set Aside Purchase Note, Consent,
          Assignment and Agreement, Consent and Agreement pertaining to a
          Contract and the Management Fees thereunder, and related
          Financing Statements (as such terms are defined in Section 7
          hereof), as provided in Section 7 hereof.  Upon the scheduling of
          the Initial Closing and each Additional Closing, the Company
          shall give written notice thereof to the Bank not less than one
          (1) Business Day prior to the date scheduled for each such
          closing.

                    Section 1.5.  Cancellation.  
                                  ------------
                                                 The Company shall give the
          Bank notice of any Purchaser who cancels his Subscription prior
          to his Closing Date or whose Subscription Payment was deposited
          pursuant to Section 1.2 but whose Subscription is rejected,
          setting forth the name and mailing address of the Purchaser and
          the amount of the rejected or cancelled subscription.  As
          promptly as practicable thereafter, the Bank shall pay the amount
          of the cancelled or rejected subscription from the Fund to the
          Purchaser whose Subscription was cancelled or rejected as
          directed by the Company.  Any interest earned thereon and not
          theretofore distributed pursuant to Section 1.3 hereof shall be
          paid to the Purchaser in accordance with Section 1.3 hereof. 
          Payment shall be made by check payable to the Purchaser mailed by
          the Bank by first class mail directly to the Purchaser at the
          mailing address of the Purchaser.

                    Section 1.6.  Payment.  
                                  -------
                                            The Bank, at the Initial
          Closing and each Additional Closing, upon written instruction
          from the Company, shall transfer to the Company or to such third
          party or parties as may be directed by the Company the Cleared
          Funds then held in the Fund by the Bank.  Any interest earned
          thereon and not theretofore distributed in accordance with
          Section 1.3 hereof shall be paid to the Purchasers in accordance
          with Section 1.3 hereof.

                    Section 1.7.  Fees and Expenses.  
                                  -----------------
                                                      The Bank shall be
          entitled to compensation for its services under this Section 1 in
          the amount of $5,000 as an administration and acceptance fee,
          payable upon execution and delivery of this Agreement.  The
          Company shall also pay the Bank $3 for the preparation and
          execution of each Purchaser's account including the calculation
          of interest accrued; $1 for the preparation of each Purchaser's
          1099 tax form; $25 for each investment transaction in the Fund;
          $25 for each returned "bounced" check of a Purchaser; and $500
          for each Additional Closing, payable within 10 days after the
          Bank gives the Company notice that any such amounts are due and
          payable.  Notwithstanding anything herein to the contrary, the
          Bank shall not charge the Company for the issuance of checks or
          wire transfers to make monthly payments of accrued interest on
          Subscription Payments.  No additional fee will be payable with
          respect to wire transfers of and unreturned checks for
          Subscription Payments.  In addition, the Company shall reimburse
          the Bank for its actual out-of-pocket expenses incurred in
          connection with its obligations pursuant to this Section 1
          (including, but not limited to, actual expenses for stationery,
          postage, telephone, telex, wire transfers, and retention of
          records, and reasonable fees and expenses of counsel), payable
          within ten (10) days after the Bank gives notice to the Company
          that it has incurred such expenses.  The obligation to pay such
          compensation and reimburse such expenses shall be borne solely by
          the Company.  Amounts held in the Fund shall not be available to
          satisfy this obligation or any other obligation of the Company to
          the Bank.  The Company shall not be obligated to reimburse the
          Bank for any costs or expenses incurred in connection with the
          preparation and execution of this Agreement.  The provisions of
          this Section 1.7 shall survive the termination of this Agreement.

                    Section 1.8.  Termination of Offering.  
                                  -----------------------
                                                            If the Offering
          should be terminated, the Company shall promptly so advise the
          Bank in writing, and shall authorize and direct the Bank to
          return the Subscription Payments to the Purchasers.  The Bank
          thereupon shall return those Subscription Payments to the extent
          they have not been distributed per Section 1.6 to the Purchasers
          from whom they were received.  Any interest earned on the
          Subscription Payments and not theretofore distributed pursuant to
          Section 1.3 hereof shall be paid in accordance with Section 1.3
          hereof.  Upon making such disbursements to the Purchasers and the
          Company, the Bank shall be relieved of all of its obligations and
          liabilities under this Agreement.

                    Section 1.9.  Form 1099, etc.  
                                  ---------------
                                                   In compliance with the
          Interest and Dividend Tax Compliance Act of 1983, the Company
          shall request that each Purchaser furnish to the Escrow Agent
          such Purchaser's taxpayer identification number and a statement
          certified under penalties of perjury that (a) such taxpayer
          identification number is true and correct and (b) the Purchaser
          is not subject to the requirements of such Act providing for
          withholding of 20% of reportable interest, dividends or other
          payments.

                    Section 1.10.  Uncollected Funds.  
                                   -----------------
                                                       In the event that
          any funds, including Cleared Funds, deposited in the Fund prove
          uncollectible after the funds represented thereby have been
          released by the Bank pursuant to this Agreement, the Company
          shall reimburse the Bank upon request for the face amount of such
          check or checks; and the Bank shall, upon instruction from the
          Company, deliver the returned checks or other instruments to the
          Company.  This section shall survive the termination of this
          Agreement.

                    Section 1.11.  Cleared Funds.  
                                   -------------
                                                   For the purpose of this
          agreement, Subscription Payments shall constitute "Cleared Funds"
          in accordance with the following:

                    (a)  if paid by wire transfer, such funds shall
          constitute Cleared Funds on the date received by the Bank;

                    (b)  if paid by check drawn on a New York Clearing
          House Bank, such funds shall constitute Cleared Funds on the
          second Business Day following the date received by the Bank; and

                    (c)  if paid by check drawn on any bank other than a
          New York Clearing House Bank, such funds shall constitute Cleared
          Funds on the third Business Day following the date received by
          the Bank.

                    Section 2.  Execution.  
                                ---------
                                            The Debentures shall be
          executed on behalf of the Company by the manual or facsimile
          signature of a partner or officer of the Company.  All such
          facsimile signatures shall have the same force and effect as if
          the partner or officer had manually signed the Debentures.  In
          case any partner or officer of the Company whose signature shall
          appear on a Debenture shall cease to be such partner or officer
          before the delivery of such Debenture or the issuance of a new
          Debenture following a transfer or exchange, such signature or
          such facsimile shall nevertheless be valid and sufficient for all
          purposes, the same as if such partner or officer had remained a
          partner or officer until delivery.

                    Section 3.  Authenticating Agent.
                                --------------------

                    Section 3.1.  Appointment.  
                                  -----------
                                                The Company hereby appoints
          and designates the Bank as Authenticating Agent for the purposes
          set forth in this Section 3, and the Bank hereby accepts such
          appointment.

                    Section 3.2.  Authentication.  
                                  --------------
                                                   Only such Debentures as
          shall have the Certificate of Authentication endorsed thereon in
          substantially the form set forth in the form of Debenture
          attached to the Memorandum, duly executed by the manual signature
          of an authorized signatory of the Bank, shall be entitled to any
          right or benefit under this Agreement.  No Debentures shall be
          valid or obligatory for any purpose unless and until such
          Certificate of Authentication shall have been duly executed by
          the Bank; and such executed certificate upon any such Debenture
          shall be conclusive evidence that such Debenture has been
          authenticated and delivered under this Agreement.  The
          Certificate of Authentication on any Debenture shall be deemed to
          have been executed by the Bank if signed by an authorized
          signatory of the Bank, but it shall not be necessary that the
          same person sign the Certificate of Authentication on all of the
          Debentures.

                    Section 4.  Mutilated, Lost, Stolen or Destroyed
                                ------------------------------------
          Debentures.
          ----------
                       Subject to applicable law, in the event any
          Debenture is mutilated, lost, stolen or destroyed, the Company
          may authorize the execution and delivery of a new Debenture of
          like date, number, maturity and denomination as that mutilated,
          lost, stolen or destroyed, provided, however, that in the case of
          any mutilated Debenture, such mutilated Debenture shall first be
          surrendered to the Company, and in the case of any lost, stolen
          or destroyed Debenture, there shall be first furnished to the
          Company and the Bank, evidence of the ownership thereof and of
          such loss, theft or destruction satisfactory to the Company and
          the Bank, together with indemnification through a bond of
          indemnity or otherwise as shall be satisfactory to the Company
          and the Bank.  The Company may charge the Purchaser of such
          Debenture with any amounts satisfactory to the Company and the
          Bank permitted by applicable law.

                    Section 5.  Registrar and Transfer Agent.
                                ----------------------------

                    Section 5.1.  Appointment.  
                                  -----------
                                                The Company hereby appoints
          and designates the Bank as Registrar and Transfer Agent for the
          purposes set forth in this Section 5, and the Bank hereby accepts
          such appointment.

                    Section 5.2.  Registration, Transfer and Exchange of
                                  --------------------------------------
          Debentures.  
          ----------
                       The Debentures are issuable only as registered
          Debentures without coupons in the denominations of $100,000 or
          any multiple or any fraction thereof at the sole discretion of
          the Company.  Each Debenture shall bear the following restrictive
          legend:  "These securities have not been registered under the
          Securities Act of 1933, as amended, and may be offered and sold
          or otherwise transferred only if registered pursuant to the
          provisions of that Act or if an exemption from registration is
          available."  The Bank shall keep at its principal corporate trust
          office a register in which the Bank shall provide for the
          registration and transfer of Debentures.  Upon surrender for
          registration of transfer of any Debenture at such office of the
          Bank, the Company shall execute, pursuant to Section 2 hereof,
          and mail by first class mail to the Bank, and the Bank shall
          authenticate, pursuant to Section 3 hereof, and mail by first
          class mail to the designated transferee, or transferees, one or
          more new Debentures in an aggregate principal amount equal to the
          unpaid principal amount of such surrendered Debenture, registered
          in the name of the designated transferee or transferees.  Every
          Debenture presented or surrendered for registration of transfer
          shall be duly endorsed, or be accompanied by a written instrument
          of transfer duly executed, by the holder of such Debenture or his
          attorney duly authorized in writing.  Notwithstanding the pre-
          ceding, the Debentures may not be transferred without an
          effective registration statement under the Securities Act of 1933
          covering the Debentures or an opinion of counsel to the holder of
          such Debentures satisfactory to the Company and its counsel that
          such registration is not necessary under the Securities Act of
          1933 (the "Securities Act").  At the option of the owner of any
          Debenture, such Debenture may be exchanged for other Debentures
          of any authorized denominations, in an aggregate principal amount
          equal to the unpaid principal amount of such surrendered
          Debenture, upon surrender of the Debenture to be exchanged at the
          principal corporate trust office of the Bank; provided, however,
          that any exchange for denominations other than $100,000 or an
          integral multiple thereof shall be at the sole discretion of the
          Company.  Whenever any Debenture is so surrendered for exchange,
          the Company shall execute, pursuant to Section 2 hereof, and
          deliver to the Bank, and the Bank shall authenticate, pursuant to
          Section 3 hereof, and mail by first class mail to the designated
          transferee, or transferees, the Debenture or Debentures which the
          Debenture owner making the exchange is entitled to receive.  Any
          Debenture or Debentures issued in exchange for any Debenture or
          upon transfer thereof shall be dated the date to which interest
          has been paid on such Debenture surrendered for exchange or
          transfer, and neither gain nor loss of interest shall result from
          any such exchange or transfer.  In addition, each Debenture
          issued upon such exchange or transfer shall bear the restrictive
          legend set forth above unless in the opinion of counsel to the
          Company, such legend is not required to ensure compliance with
          the Securities Act.

                    Section 5.3.  Owner.  
                                  -----
                                          The person in whose name any
          Debenture shall be registered shall be deemed and regarded as the
          absolute owner thereof for all purposes, and payment of or on
          account of the principal of or interest on such Debenture shall
          be made only to or upon the order of the registered owner thereof
          or his duly authorized legal representative.  Such registration
          may be changed only as provided in this Section 5, and no other
          notice to the Company or the Bank shall affect the rights or
          obligations with respect to the transfer of a Debenture or be
          effective to transfer any Debenture.  All payments to the person
          in whose name any Debenture shall be registered shall be valid
          and effectual to satisfy and discharge the liability upon such
          Debenture to the extent of the sum or sums to be paid.

                    Section 5.4.  Transfer Agent.  
                                  --------------
                                                   The Bank shall send
          executed, authenticated Debentures to Purchasers on Closing Dates
          and to subsequent owners and transferees who are entitled to
          receive Debentures pursuant to the terms of this Agreement, by
          first class mail.

                    Section 5.5.  Charges.  
                                  -------
                                            No service charge shall be made
          for any transfer or exchange of Debentures, but in all cases in
          which Debentures shall be transferred or exchanged hereunder, the
          Company or the Bank may collect from the registered owner of a
          Debenture a charge for every transfer or exchange of Debentures
          sufficient to reimburse them for any tax, fee or other
          governmental charge required to be paid with respect to such
          transfer or exchange, and such charge shall be paid before any
          such new Debenture shall be delivered.

                    Section 5.6.  Redemption.  
                                  ----------
                                               Whenever the Company shall
          be required to effect mandatory redemption of part or all of the
          Debentures, the Company shall give notice thereof to the Bank at
          least forty (40) days prior to the date set forth for redemption,
          the manner in which redemption shall be effected and all the
          relevant details thereof.  The Company shall deliver all redeemed
          Debentures to the Bank for cancellation of the whole or portion
          thereof, as appropriate, and issuance of new Debentures in
          denominations equal to the unredeemed portion.

                    Section 5.7.  Expenses.  
                                  --------
                                             As a condition to the transfer
          or exchange of any Debenture, the owner of the Debenture shall
          reimburse the Company and the Bank for their respective actual
          out-of-pocket expenses incurred in connection therewith
          (including, but not limited to, actual expenses for stationery,
          postage, telephone, telex, wire transfers, and retention of
          records, and reasonable fees and expenses of their respective
          counsel).  The provisions of this Section 5.7 shall survive the
          termination of this Agreement.

                    Section 6.  Paying Agent.
                                ------------

                    Section 6.1.  Appointment.  
                                  -----------
                                                The Company hereby appoints
          and designates the Bank as Paying Agent for the purposes set
          forth in this Section 6, and the Bank hereby accepts such
          appointment.

                    Section 6.2.  Payment Provisions.  
                                  ------------------
                                                       The Bank shall pay
          interest on Subscription Payments and principal of and interest
          on the Debentures to the persons in whose names the Debentures
          are registered, in accordance with the terms and provisions of
          this Agreement and the Debentures, by check mailed by first class
          mail to the registered owner of a Debenture at his address as it
          appears in the register; provided that not later than 11:30 a.m.
          (New York time) on the second Business Day preceding each date on
          which interest on or principal of any Debenture is due and
          payable, the Company shall deposit with the Bank its check in the
          amount due.

                    Section 6.3.  Expenses.  
                                  --------
                                             The Company shall reimburse
          the Bank for its actual out-of-pocket expenses incurred in
          connection with its obligations pursuant to this Section 6
          (including, but not limited to, actual expenses for stationery,
          postage, telephone, telex, wire transfers, and retention of
          records), payable within ten (10) days after the Bank gives
          notice to the Company that it has incurred such expenses.  The
          obligation to pay such compensation and reimburse such expenses
          shall be borne solely by the Company.  Notwithstanding anything
          herein to the contrary, the Bank shall not charge the Company any
          fees for the issuance of checks or wire transfers to make
          payments of interest on or repayments of principal of the
          Debentures.  The provisions of this Section 6.3 shall survive the
          termination of this Agreement.

                    Section 7.  The Custodian.
                                -------------

                    Section 7.1.  Appointment.  
                                  -----------
                                                The Company hereby appoints
          and designates the Bank as Custodian for the purposes set forth
          in this Section 7, and the Bank hereby accepts such appointment.

                    Section 7.2.  Set Aside Purchase Notes.
                                  ------------------------

                    (a)  J&B is the holder of certain Purchase Notes.  Each
          such Purchase Note has been issued by an Investing Partnership,
          pursuant to a certain Purchase Agreement.  Under the terms of
          each such Purchase Note and Purchase Agreement, J&B is entitled
          to assign the Purchase Note and J&B's right to payments of
          interest thereon and principal amount thereof.  Under the terms
          of the Purchase Agreement, payments of interest due under the
          Purchase Note may be offset and reduced by payments made under
          certain Investor Notes issued by the limited partners of the
          Investing Partnership, which have been pledged to secure
          obligations owed by J&B to one or more banks.  Only that interest
          ("Excess Interest") under the Purchase Note which is in excess of
          the amount offset and reduced by payments made to the bank, if
          any, may be payable to the holder of the Purchase Note.

                    (b)  In order to secure the payment of the Bank's fees
          and expenses under this Section 7 and the payment of principal of
          and interest on the Debentures, subject to the terms and
          conditions of Section 7.5 hereof, J&B hereby grants the Bank a
          security interest in and assigns to the Bank, for the benefit of
          the Bank and the owners of Debentures from time to time, all of
          the Purchase Notes, having an aggregate principal amount of
          $14,080,000, listed in Exhibit A hereto (the "Set Aside Purchase
          Notes") issued by the Investing Partnerships listed in Exhibit A
          hereto, and the proceeds thereof.  In order to perfect such
          security interests, J&B shall deliver to the Bank the Set Aside
          Purchase Notes.  Upon receipt of each Purchase Note, the Bank
          shall execute and deliver to the Company a receipt therefor. 
          Notwithstanding the assignment of the Set Aside Purchase Notes to
          the Bank, all of the Set Aside Purchase Notes shall be payable
          directly to the Company until such time as an Event of Default
          (as defined in Section 7.7 hereof) shall occur and be continuing.
          Under the terms of the Set Aside Purchase Notes, only that
          interest thereon which is Excess Interest may be payable to the
          Bank.

                    (c)  J&B shall deliver to the Bank a Consent and
          Agreement in the form of Exhibit B hereto, executed by each
          Investing Partnership listed in Exhibit A hereto, under which the
          Investing Partnership shall (i) consent to J&B's assignment to
          the Bank of the Investing Partnership's Set Aside Purchase Note,
          (ii) consent to J&B's delivery of the Investing Partnership's Set
          Aside Purchase Note to the Bank, and (iii) agree that upon
          receiving the Bank's notice of an Event of Default, the Investing
          Partnership shall pay all sums due under its Set Aside Purchase
          Note directly to the Bank.  Upon receipt of each such Consent and
          Agreement, the Bank shall execute and deliver to the Company a
          receipt therefor.

                    Section 7.3.  Purchased Partnership Interests.
                                  -------------------------------

                    (a)  Each Investing Partnership listed in Exhibit A
          hereto, in order to secure its payment of the principal of and
          interest on its Set Aside Purchase Note, has entered into a
          Security Agreement listed in Exhibit A hereto (a "Security
          Agreement") under which the Investing Partnership has granted a
          security interest (a "Security Interest") in that Investing
          Partnership's limited partnership interest listed in Exhibit A
          hereto (a "Purchased Partnership Interest") in a respective
          Operating Partnership listed in Exhibit A hereto (an "Operating
          Partnership").

                    (b)  In order to secure the payment of the Bank's fees
          and expenses under this Section 7 and the payment of principal of
          and interest on the Debentures, subject to the terms and
          conditions of Section 7.5 hereof, J&B hereby grants the Bank a
          security interest in and assigns to the Bank, for the benefit of
          the Bank and the owners of the Debentures from time to time, all
          of J&B's rights, title and interest in and to each Security
          Agreement listed in Exhibit A hereto, each Security Interest in a
          Purchased Partnership Interest created under any such Security
          Agreement, each such Purchased Partnership Interest, each
          distribution due and payable or made from time to time on such
          Purchased Partnership Interest, and the proceeds thereof.  In
          order to perfect such security interest, J&B shall deliver to the
          Bank Uniform Commercial Code Financing Statements ("Financing
          Statements") for filing by the Bank with the such appropriate
          governmental authorities indicated by J&B to the Bank, and hereby
          agrees to deliver to the Bank from time to time such additional
          Financing Statements as must be filed with such appropriate
          governmental authorities in order to continue the perfection of
          such security interest.  Notwithstanding the assignments of the
          above mentioned Security Agreements, Security Interests,
          Purchased Partnership Interests, and due and payable or paid
          distributions on Purchased Partnership Interests to the Bank, all
          distributions on such Purchased Partnership Interests shall be
          payable directly to the respective Investing Partnership if an
          event of default shall not have occurred and be continuing under
          that Investing Partnership's Set Aside Purchase Note; or to the
          Bank for payment to the Company if the Bank shall foreclose on
          the Security Interest pursuant to Section 7.6(f) hereof, and
          shall be payable directly to the Bank for the benefit of the Bank
          and the owners of the Debentures only if the Bank shall foreclose
          on the Security Interest pursuant to Section 7.6(e) hereof.

                    (c)  J&B shall deliver to the Bank a Consent,
          Assignment and Agreement in the form of Exhibit C hereto,
          executed by each Investing Partnership and Operating Partnership
          listed in Exhibit A hereto, under which the Investing Partnership
          and Operating Partnership shall (i) consent to J&B's assignment
          to the Bank of the respective Security Agreement, Security
          Interest, Purchased Partnership Interest, each distribution due
          and payable or made from time to time on the Purchased
          Partnership Interest, and the proceeds thereof; (ii) consent to
          J&B's delivery of the above mentioned Financing Statements and
          the Bank's filing of the Financing Statements from time to time
          with the appropriate governmental authorities; (iii) assign to
          the Bank all distributions which may be due and payable or made
          from time to time on the Purchased Partnership Interest (subject
          to the terms and conditions set forth in this Agreement) until
          all outstanding obligations under the Set Aside Purchase Note
          which is in default shall have been paid in full (including,
          without limitation, all costs of collection, reasonable attorney
          fees and other fees and expenses) and (iv) agree that upon
          foreclosure of the Security Interest, all distributions on the
          Purchased Partnership Interest shall be paid directly to the
          Bank, as the assignee of J&B, regardless of whether the Bank
          becomes a substituted limited partner in place of the Investing
          Partnership in the Operating Partnership but subject to the
          limitations set forth in clause (iii) above.  Upon receipt of
          each such Consent, Assignment and Agreement, the Bank shall
          execute and deliver to the Company a receipt therefor.

                    Section 7.4.  Management Fees.
                                  ---------------

                    (a)  J&B is the managing agent of each Operating
          Partnership listed in Exhibit A hereto and is entitled under its
          management contract (a "Contract") with each such Operating
          Partnership to receive management fees (the "Management Fees").

                    (b)  In order to secure the Bank's fees and expenses
          under this Section 7 and the payment of principal of and interest
          on the Debentures, subject to the terms and conditions of Section
          7.5 hereof, J&B hereby grants the Bank a security interest in and
          assigns to the Bank, for the benefit of the Bank and the owners
          of the Debentures from time to time, all of J&B's rights, title
          and interest in and to each Contract and all of the Management
          Fees listed in Exhibit A hereto, and the proceeds thereof.  In
          order to perfect such security interest, J&B shall deliver to the
          Bank a Financing Statement for filing with the appropriate
          governmental authority indicated by J&B to the Bank, and hereby
          agrees to deliver to the Bank from time to time such additional
          Financing Statements as must be filed with such appropriate
          governmental authority in order to continue the perfection of
          such security interest.  Notwithstanding the assignments of the
          above-mentioned Management Fees to the Bank, all such Management
          Fees shall be payable directly to the Company, until such time as
          an Event of Default shall occur and be continuing.

                    (c)  J&B shall deliver to the Bank a Consent and
          Agreement in the form of Exhibit D hereto, executed by each
          Operating Partnership listed in Exhibit A hereto under which the
          Operating Partnership shall (i) consent to J&B's assignment to
          the Bank of the Contract and J&B's Management Fees and the
          proceeds thereof; (ii) consent to J&B's delivery of the above
          mentioned Financing Statements and to the Bank's filing of the
          above mentioned Financing Statements from time to time with the
          appropriate governmental authority; and (iii) agree that upon
          receiving the Bank's notice of an Event of Default, the Operating
          Partnership shall pay all Management Fees directly to the Bank.
          Upon receipt of each such Consent and Agreement, the Bank shall
          execute and deliver to the Company a receipt therefor.

                    Section 7.5.  Attachment of Security Interests.
                                  --------------------------------

                    Notwithstanding anything to the contrary in this
          Agreement, each security interest granted by J&B to the Bank
          under this Section 7 shall become effective and shall attach only
          upon J&B's delivery to the Bank of the respective Set Aside
          Purchase Note, and the related Consent and Agreement pertaining
          to that Set Aside Purchase Note, Consent, Assignment and
          Agreement, and Consent and Agreement pertaining to a Contract and
          the Management Fees thereunder.  J&B shall be obligated to
          deliver to the Bank only those Set Aside Purchase Notes selected
          by J&B in its sole discretion as shall be in an aggregate
          principal amount equal to at least twice the principal amount of
          the Debentures which will be sold at the respective Initial
          Closing or Additional Closing, together with each related Consent
          and Agreement pertaining to that Set Aside Purchase Note,
          Consent, Assignment and Agreement, Consent and Agreement
          pertaining to a Contract and the Management Fees thereunder, and
          related Financing Statements.  At such time as the Company shall
          send to the Bank the Company's irrevocable notice that there will
          not be any further Additional Closings, the Company and the Bank
          shall thereupon acknowledge and append hereto an additional
          Exhibit E listing the Set Aside Purchase Notes, and the Investing
          Partnerships, Operating Partnerships, Security Agreements,
          Contracts and Management Fees relating thereto, in which the Bank
          will have security interests under this Section 7.

                    Section 7.6.  Duties of the Bank.
                                  ------------------

                    (a)  The Bank shall hold the notes, agreements and
          instruments deposited with it for the purposes of this Agreement
          and for the benefit of the Bank and of the owners of the
          Debentures from time to time, shall file the Financing Statements
          delivered to it from time to time by J&B with the appropriate
          governmental authorities indicated by J&B to the Bank and shall
          perform all duties imposed upon it by this Agreement until this
          Agreement is terminated.  The security interests and assignments
          created by this Agreement and by each Consent, Assignment and
          Agreement shall automatically terminate when all of the
          Debentures and all amounts payable to the Bank under this
          Agreement have been paid in full.  Thereupon, the Bank shall
          return to J&B the Set Aside Purchase Notes deposited with it
          pursuant to Section 7.2(b) hereof, and shall file with the
          appropriate governmental authorities indicated by J&B to the Bank
          Financing Statements delivered by J&B to the Bank recording the
          termination of the Bank's security interests and assignments
          granted under this Agreement and each Consent, Assignment and
          Agreement.

                    (b)  Upon the occurrence of an Event of Default, the
          Bank shall declare the entire outstanding aggregate principal
          balance of all the Debentures due and immediately payable with
          accrued interest thereon.  In addition, the Bank shall:

                      (i)  immediately notify the makers of the Set Aside
               Purchase Notes that all payments to be made thereafter on
               the Set Aside Purchase Notes shall be paid directly to the
               Bank; and

                     (ii)  immediately notify the respective Operating
               Partnerships that all Management Fees payable to J&B from
               the Operating Partnerships shall be paid directly to the
               Bank.

                    The Bank shall collect all payments received under the
          foregoing security interests and assignments and apply them for
          the benefit of the Bank and of the owners of the Debentures
          firstly to the payment of all costs of collection, secondly to
          the payment of the Bank's fees and expenses, thirdly to the
          payment of all accrued interest (including, without limitation,
          interest accrued after the date of the Event of Default) and next
          to the repayment of principal of the Debentures, until all
          amounts due under the Debentures shall have been paid in full
          together with all costs of collection, fees and expenses.

                    (c)  Upon the occurrence of an Event of Default, the
          Bank shall be entitled to institute action against the
          Co-Obligors, jointly or severally, to collect payment under the
          Debentures without any prior requirement to attempt to collect
          any funds under the Set Aside Purchase Notes, the related
          Purchased Partnership Interests or the assigned Management Fees.
          In the event that the Company shall default on its payment
          obligations to the Bank under this Agreement, the Bank shall be
          entitled to institute action against the Co-Obligors, jointly or
          severally, to collect payment under this Agreement, without any
          prior requirement to attempt to collect any funds under the Set
          Aside Purchase Notes, the related Purchased Partnership Interests
          or the assigned Management Fees.

                    (d)  Upon the occurrence of an Event of Default, the
          Bank, in its discretion, is authorized to, but shall not be
          required to, proceed in any way legally available to it to
          liquidate the Set Aside Purchase Notes, the Purchased Partnership
          Interests (if the Bank shall have foreclosed on such Set Aside
          Purchase Note pursuant to Section 7.6(e) hereof) and the
          assignments of Management Fees including, but not limited to, the
          public or private sale of all or any part thereof upon three (3)
          days' prior notice to the Co-Obligors, free and clear of any
          claim, lien, charge or encumbrance including, without limitation,
          any right of equity of redemption.  The Bank shall apply the
          proceeds of any such sale firstly to the payment of the expenses
          of the sale, secondly to the payment of the Bank's fees and
          expenses, thirdly to the payment of accrued interest including
          accrued interest from and after the Event of Default, and next to
          the payment of principal of the Debentures.  The Bank shall not
          be liable to any of the Co-Obligors or their affiliates because
          of any sale or the consequences thereof.

                    (e)  While an Event of Default is continuing, if there
          shall occur or if there shall have occurred and be continuing an
          event of default under any Set Aside Purchase Note, the Bank
          shall immediately send written notice of that event of default
          under that Set Aside Purchase Note to the maker of that Set Aside
          Purchase Note.  If that event of default is continuing after the
          expiration of the grace period, if any, contained in that Set
          Aside Purchase Note, the Bank shall immediately foreclose on the
          Security Interest in the related Purchased Partnership Interest
          by notifying the general partner of the related Operating
          Partnership of the foreclosure.  The Bank shall send a notice to
          the Investing Partnership stating that it is retaining the
          Purchased Partnership Interest in discharge of the defaulted Set
          Aside Purchase Note pursuant to Section 9-505 of the Uniform
          Commercial Code and shall request admission as a substituted
          limited partner in place of the related Investing Partnership in
          that Operating Partnership, subject to obtaining previous
          Multi-family Participation Clearance from the United States
          Department of Housing and Urban Development ("HUD 2530
          Clearance") with respect to that Operating Partnership, if
          required, in satisfaction of that Set Aside Purchase Note (but
          not of any Debenture); provided, that during any time period
          pending obtaining HUD 2530 Clearance, if required, or if HUD 2530
          Clearance is required for that Operating Partnership but cannot
          be obtained, or if the Bank may not be admitted as a substituted
          limited partner in the Operating Partnership for any reason, the
          Bank shall nevertheless be entitled to receive all distributions
          from that Operating Partnership as the assignee of J&B and this
          Agreement shall operate as an assignment of such distributions by
          the Investing Partnership, subject to the limitations set forth
          in Section 7.3(c).  In addition, while an Event of Default is
          continuing, if there shall occur or if there shall have occurred
          and be continuing an event of default under any Set Aside
          Purchase Note or under any partnership agreement governing the
          Operating Partnership related to the Purchased Partnership
          Interest or a failure of payment under the assignment of
          Management Fees related to that Operating Partnership, the Bank
          shall be authorized to exercise any and all rights and remedies
          available to it as the holder of the respective Set Aside
          Purchase Note, the substituted partner or assignee with respect
          to the Purchased Partnership Interest in the related Operating
          Partnership, or the assignee of the assigned Management Fees
          under the terms of the related governing documents and/or
          instruments, as well as any other remedy available under law or
          equity.  The Bank shall apply the proceeds of its exercise of the
          above mentioned rights and remedies firstly to the payment of all
          costs of collection, secondly to the payment of the Bank's fees
          and expenses, thirdly to the payment of all accrued interest
          (including, without limitation, interest accrued after the date
          of the Event of Default) and next to repayment of principal of
          the Debentures, until all amounts due under the Debentures shall
          have been paid in full together with all costs of collection,
          fees and expenses.

                    (f)  If a default on any payment of principal or 
          interest on a Set Aside Purchase Note shall occur while no Event
          of Default is continuing, then the Company shall immediately give
          the Bank notice thereof and upon receiving such notice the Bank
          shall immediately send written notice of that event of default
          under that Set Aside Purchase Note to the maker of that Set Aside
          Purchase Note.  If that event of default is continuing after the
          expiration of the grace period, if any, contained in that Set
          Aside Purchase Note, the Bank shall immediately foreclose on the
          Security Interest in the related Purchased Partnership Interest
          by notifying the general partner of the related Operating
          Partnership of such foreclosure.  The Bank shall send a notice to
          the Investing Partnership stating that it is retaining the
          Purchased Partnership Interest in discharge of the defaulted Set
          Aside Purchase Note pursuant to Section 9-505 of the Uniform
          Commercial Code and shall request admission as a substituted
          limited partner in place of the related Investing Partnership in
          that Operating Partnership, subject to obtaining HUD 2530
          Clearance, if required, in satisfaction of that Set Aside
          Purchase Note (but not of any Debenture); provided that during
          any time period pending obtaining HUD 2530 Clearance, if
          required, or if HUD 2530 Clearance is required for that Operating
          Partnership but cannot be obtained, or if the Bank may not be
          admitted as a substituted limited partner in the Operating
          Partnership for any reason, the Bank shall be entitled
          nevertheless to receive all distributions from that Operating
          Partnership as the assignee of J&B and this Agreement shall
          operate as an assignment of such distributions by the Investing
          Partnership, subject to the limitations set forth in Section
          7.3(c).  The Bank shall pay over to the Company any amounts
          received from the Operating Partnership unless and until an Event
          of Default occurs.  If and when such Event of Default shall
          occur, the Bank shall follow the procedures specified in Sections
          7.6 (b)-(e) of this Agreement.

                    (g)  The rights and remedies enumerated herein are in
          addition to and not in lieu of any other right or remedy
          available to the Bank under law or equity, including, without
          limitation, rights and remedies available to a secured party
          under the Uniform Commercial Code; provided, however, that the
          Bank shall not be entitled to apply the proceeds of the
          foreclosure of any Set Aside Purchase Note, Purchased Partnership
          Interest or assigned Management Fees to amounts owing to the Bank
          under this Agreement unless an Event of Default shall occur and
          be continuing.  The Bank shall be entitled to exercise one or
          more remedies at the same time, all such rights and remedies
          being cumulative and not mutually exclusive.

                    (h)  The Co-Obligors shall remain jointly and severally
          liable for any deficiency remaining after the application of
          proceeds collected by the Bank including, but not limited to, all
          actual costs and expenses of collection (including, without
          limitation, reasonable attorneys' fees and expenses).  If any
          funds shall remain in the possession of the Bank after the
          payment of all amounts due under the Debentures, all such costs
          of collection thereof and all other actual fees and expenses
          (including without limitation reasonable attorney's fees and
          expenses) of the Bank, the Bank shall deliver such remaining
          funds to the Company.  The provisions of this Section 7.6(h)
          shall survive the termination of this Agreement.

                    Section 7.7.  Events of Default.
                                  -----------------

                    If either of the following events (an "Event of
          Default") shall occur and be continuing for any reason whatsoever
          (and whether such occurrence shall be voluntary or involuntary or
          come about or be effected by operation of law or otherwise):

                      (i)  the Company defaults in the payment of any part
               of the principal of or interest on any Debenture when the
               same shall become due and payable, and such default shall
               have continued for more than 15 days; or

                     (ii)  the Company fails to redeem a pro rata portion
               of the Debentures at the time set for mandatory redemption
               and such default shall have continued for more than 15 days;

          then, the Bank, by notice to the Company, or the owners of at
          least 25% of the principal amount of the Debentures, by notice to
          the Company and to the Bank, may declare the entire principal of
          and accrued interest on all Debentures to become immediately due
          and payable at par without presentment, demand, protest or other
          notice of any kind, all of which are waived by the Company.

                    Section 7.8.  Sale of Set Aside Purchase Notes.
                                  --------------------------------

                    The Company may from time to time while no Event of
          Default shall have occurred and be continuing arrange the sale of
          one or more Set Aside Purchase Notes to a third party, subject to
          the following conditions:

                      (i)  The Company shall give prompt notice thereof to
          the Bank together with all relevant details of the proposed
          transaction.

                     (ii)  As part of the consideration to be paid by the
          purchaser of each Set Aside Purchase Note to be sold, the
          purchaser shall pay directly to the Bank cash in the amount equal
          to 50% of the face amount of principal of that Set Aside Purchase
          Note plus an amount sufficient to pay accrued interest on the pro
          rata portion of Debentures to be prepaid pursuant to subparagraph
          (iv) below.

                    (iii)  The total consideration to be paid upon sale of
          a Set Aside Purchase Note shall not be less the 50% of the face
          amount of principal thereof plus an amount sufficient to pay
          accrued interest on the pro rata portion of Debentures to be
          prepaid pursuant to subparagraph (iv) below.

                     (iv)  Upon receipt of cash as provided in subparagraph
          (ii) above, the Bank will apply the proceeds to the pro rata
          redemption of the Debentures at par plus payment of accrued
          interest thereon.  Thereafter, the Bank shall deliver each Set
          Aside Purchase Note that is then sold to the purchaser together
          with an assignment of security interest and security agreement
          covering the related Purchased Partnership Interest.  The Bank
          shall have no liability whatsoever to the purchaser or any party
          hereto for its actions pursuant to this Section 7.8.

                    Section 7.9.  Fees and Expenses.  
                                  -----------------
                                                      The Bank shall be
          entitled to compensation for its services under this Section 7 in
          the amount of $2,500 as an administration fee, payable upon
          execution and delivery of this Agreement; and administrative
          fees, payable annually in advance, based upon the aggregate
          principal amount of outstanding Debentures on the anniversary
          date, in the following amounts:

          $1,000,000 outstanding  . . . . . . . . . . . . . . . . .  $2,000
          $1,000,001 to $2,000,000 outstanding  . . . . . . . . . .  $3,000
          $2,000,001 to $3,000,000 outstanding  . . . . . . . . . .  $4,000
          $3,000,001 to $4,000,000 outstanding  . . . . . . . . . .  $5,000
          $4,000,001 to $5,000,000 outstanding  . . . . . . . . . .  $6,000
          $5,000,001 to $6,000,000 outstanding  . . . . . . . . . .  $7,000
          $6,000,001 to $7,000,000 outstanding  . . . . . . . . . .  $8,000

          The Company shall reimburse the Bank for its actual out-of-pocket
          expenses incurred in connection with its obligations pursuant to
          this Section 7 (including, but not limited to, actual expenses
          for stationery, postage, telephone, telex, wire transfers,
          retention of records, and the filing of Financing Statements, and
          reasonable fees and expenses of counsel), payable within ten (10)
          days after the Bank gives notice to the Company that it incurred
          such expenses.  The obligation to pay such compensation and
          reimburse such expenses shall be borne solely by the Company. 
          The Set Aside Purchase Notes, the related Purchased Partnership
          Interests and the assigned Management Fees in which the Bank has
          a security interest will be available to satisfy the Company's
          payment obligations to the Bank under this Section 7.9 only when
          an Event of Default has occurred and is continuing.  The Company
          shall not be obligated to reimburse the Bank for any costs or
          expenses incurred in connection with the preparation and
          execution of this Agreement.  The provisions of this Section 7.9
          shall survive the termination of this Agreement.

                    Section 8.  Other Rights and Duties of Bank.
                                -------------------------------

                    (a)  The Bank need exercise only those rights and need
          perform only those duties that are contemplated or specifically
          set forth in this Agreement and no others.

                    (b)  The Bank may not be relieved from liability for
          its own grossly negligent action, its own grossly negligent
          failure to act, or its own willful misconduct except that:

                         1.  This paragraph does not limit the effect of
               paragraph (a) of this Section.

                         2.  The Bank shall not be liable with respect to
               any action it takes or omits to take in good faith in
               accordance with a Notice received by it pursuant to Section
               17(b) of the Subscription Agreement.

                    (c)  The Bank may rely on any document believed by it
          to be genuine and to have been signed or presented by the proper
          person.  The Bank need not investigate any fact or matter stated
          in the document.

                    (d)  Before the Bank acts or refrains from acting, it
          may require an officer's certificate or an opinion of counsel.
          The Bank shall not be liable for any action it takes or omits to
          take in good faith in reliance on the certificate or opinion.

                    (e)  The Bank may act through agents and shall not be
          responsible for the misconduct or negligence of any agent
          appointed with due care.

                    Section 9.  No Representations.  
                                ------------------
                                                     The Bank makes no
          representation as to the validity or adequacy of this Agreement
          or the Debentures, or any Set Aside Purchase Note, Purchased
          Partnership Interest or Management Fees in which the Bank has a
          security interest, or any Financing Statement delivered to it by
          J&B or the Bank's filing of any such Financing Statement with any
          governmental authority; it shall not be accountable for the
          Company's use of the proceeds from the Debentures and it shall
          not be responsible for any statement in the Memorandum or in the
          Debentures other than its authentication.

                    Section 10.  Indemnification.  
                                 ---------------
                                                   The Company shall
          indemnify, defend and hold the Bank harmless from and against any
          and all loss, damage, liability, claim and expense, including
          taxes (other than taxes based on the income of the Bank) incurred
          by the Bank arising out of or in connection with its acceptance
          or performance of its obligations under this Agreement, including
          the legal costs and expenses of defending itself against any
          claim or liability in connection with its performance under this
          Agreement.  The Bank shall notify the Company promptly of any
          claim for which it may seek indemnity. The Company shall defend
          the claim and the Bank shall cooperate in the defense.  The Bank
          may have separate counsel and the Company shall pay the
          reasonable fees and expenses of such counsel.  The Company need
          not reimburse any expense or indemnify against any loss or
          liability incurred by the Bank through gross negligence or bad
          faith.  The provisions of this Section 10 shall survive the
          termination of this Agreement.

                    Section 11.  Replacement of Bank.
                                 -------------------

                    (a)  A resignation or removal of the Bank and
          appointment of a successor Bank shall become effective only upon
          the successor Bank's acceptance of appointment as provided in
          this Section 11.

                    (b)  The Bank may resign by so notifying the Company.
          The owners of a majority in principal amount of the Debentures
          outstanding may remove the Bank for any reason by so notifying
          the Bank and the Company.  The Company may remove the Bank if:

                      (i)  the Bank is adjudged a bankrupt or an insolvent;

                     (ii)     a receiver or public officer takes charge of
               the Bank or its property; or

                    (iii)  the Bank becomes incapable of acting.

                    (c)  (i)  If the Bank resigns or is removed or if a
          vacancy exists in the office of the Bank for any reason, the
          Company shall promptly appoint a successor Bank.

                     (ii)  If a successor Bank does not take office within
          60 days after the retiring Bank gives notice of resignation or
          action is taken to remove the retiring Bank, the retiring Bank,
          the Company or the owners of at least 10% in principal amount of
          the Debentures outstanding may petition any court of competent
          jurisdiction for the appointment of a successor Bank.

                    (iii)  A successor Bank shall deliver a written
          acceptance of its appointment to the retiring Bank and the
          Company.  Thereupon the resignation or removal of the retiring
          Bank shall become effective and the successor Bank shall have all
          the rights, powers and duties of the Bank under this Agreement.
          The successor Bank shall mail a notice of its succession to
          Debenture owners.  Upon payment to the retiring Bank of all
          amounts owed to it under this Agreement, the retiring Bank shall
          promptly transfer all property held by it as Bank to the
          successor Bank.

                    (d)  If the Bank consolidates, merges or converts into,
          or transfers all or substantially all of its corporate trust
          business to, another corporation, the successor corporation
          without any further act shall be the successor Bank.

                    Section 12.  Notices.  
                                 -------
                                           All notices and other
          communications pursuant to this Agreement shall be in writing and
          shall be delivered by hand or sent by registered or certified
          mail, return receipt requested, or by facsimile, confirmed by
          writing, delivered by hand or sent by registered or certified
          mail, return receipt requested, delivered or sent on the date of
          the facsimile, addressed as follows:

                    (a)  If to the Company:

                         J&B Management Company
                         One Executive Drive
                         Fort Lee, New Jersey  07024
                         Facsimile Number:  201 947-6663
                         Attention:  Bernard M. Rodin

                    With a copy to

                         Reid & Priest
                         40 West 57th Street
                         New York, New York  10019
                         Facsimile Number:  (212) 603-2298
                         Attention:  Michele R. Jawin

                    (b)  If to Debenture owners:

                         At the addresses of the registered owners
                         appearing in the register maintained by the Bank.

                    (c)  If to Bank:

                         The Bank of New York
                         101 Barclay Street
                         New York, New York  10286
                         Facsimile Number:  212 815-5999
                         Attention:  Diane Bligh, Corporate Trust
                                        Trustee Administration

          or at such other address as a party shall have last furnished to
          the other parties hereto in writing.  Any notice provided for
          herein shall be deemed to have been given on the date of the
          receipt of the notice by hand delivery or of the facsimile or the
          third Business Day after the date of mailing, certified mail,
          return receipt requested.

                    Section 13.  Choice of Law.  
                                 -------------
                                                 This Agreement shall be
          governed by the laws of the State of New York, without giving
          effect to the principles of conflicts of law thereof.

                    Section 14.  Prior Agreements; Amendment.  
                                 ---------------------------
                                                               This
          Agreement, together with each Consent and Agreement referred to
          in Section 7 hereof, sets forth the entire agreement of the
          parties hereto with respect to the subject matter hereof and
          supersedes all prior agreements, contracts, promises,
          representations, warranties, statements, arrangements and
          understandings, if any, among the parties hereto or their
          representatives with respect to the subject matter hereof.  No
          waiver, modification or amendment of any provision, term or
          condition hereof shall be valid unless in writing and signed by
          all parties hereto, and any such waiver, modification or
          amendment shall be valid only to the extent therein set forth.

                    Section 15.  Successors.  
                                 ----------
                                              This Agreement shall be
          binding upon and inure to the benefit of the parties hereto and
          their respective successors and permitted assigns.

                    Section 16.  Enforceability.  
                                 --------------
                                                  Any provision of this
          Agreement which may be determined by competent authority to be
          prohibited or unenforceable in any jurisdiction shall, as to such
          jurisdiction, be ineffective to the extent of such prohibition or
          unenforceability without invalidating the remaining provisions
          hereof, and any such prohibition or unenforceability in any
          jurisdiction shall not invalidate or render unenforceable such
          provision in any other jurisdiction.

                    Section 17.  Counterparts.  
                                 ------------
                                                This Agreement may be
          executed in any number of counterparts, each of which shall be an
          original, but all of which together shall constitute one
          instrument.

                    Section 18.  Definitions.  
                                 -----------
                                               All terms used in this
          Agreement and not otherwise defined herein shall have the
          meanings ascribed to them in the Memorandum.

                    IN WITNESS WHEREOF, the parties hereto have executed
          this Agreement as of the date first written above.

                                             J&B MANAGEMENT COMPANY


                                             By  /s/ John Luciani
                                                 --------------------------
                                                 Title: General Partner

                                             By  /s/ Bernard M. Rodin
                                                 --------------------------
                                                 Title: General Partner

                                             J&B MANAGEMENT CORP.


                                             By  /s/ John Luciani
                                                 --------------------------
                                                 Title: President

                                             By  /s/ Bernard M. Rodin
                                                 --------------------------
                                                 Title: Secretary

                                             SULGRAVE REALTY CORPORATION


                                             By  /s/ John Luciani
                                                 --------------------------
                                                 Title: President

                                             By  /s/ Bernard M. Rodin        
                                                 --------------------------
                                                 Title: Secretary

                                             WILMART DEVELOPMENT CORP.


                                             By  /s/ John Luciani
                                                 --------------------------
                                                 Title: President

                                             By  /s/ Bernard M. Rodin
                                                 --------------------------
                                                 Title: Secretary 


                                             THE BANK OF NEW YORK


                                             By /s/ Vincent P. McConnell
                                                ------------------------------
                                                Title: Assistant Vice President


     <PAGE> 

        
                                                           EXHIBIT A   
                                                           to Agreement
                                                           ------------


     1.   (a)  Investing Partnership:  Shreveport Associates, a New Jersey
               limited partnership

          (b)  Operating Partnership:  Georgetown West Associates, a Louisiana
               partnership in commendam

          (c)  Set Aside Purchase Note:

               (i)    Principal Amount:  $3,700,000
               (ii)   Date of Issue:     October 31, 1983
               (iii)  Maturity Date:     March 31, 1998

          (d)  Security Agreement:  Purchase Agreement, dated October 31, 1983,
               by and among Fred Abrams, G.E. Batchelor, Jack Bregar, Harold M.
               Bruck, William Dodenhoff, Michael Fischetti, Marion Jack Henry,
               Irwin Lieber, John Luciani, Bernard M. Rodin, A. Lawrence Rose,
               Raanan Smelin, Fred Allen Jadwin and Barbara Samuels ("Sellers")
               and Shreveport Associates (Sellers' respective rights and
               interests under the Security Agreement have been sold,
               transferred and assigned to J&B Management Company).

          (e)  Purchased Partnership Interest:  99% limited partnership interest
               in the Operating Partnership

          (f)  Contracts:  Each management contract existing or entered into
               from time to time regarding HUD Project No:  059-35153-PM

          (g)  Management Fees:  7% of residential income collected, payable
               monthly
         

        
     2.   (a)  Investing Partnership:  Marble Falls Associates, a New Jersey
               limited partnership

          (b)  Operating Partnership:  Rivercrest, Ltd., a Texas limited
               partnership

          (c)  Set Aside Purchase Note:
               (i)    Principal Amount:  $650,000
               (ii)   Date of Issue:     February 2, 1985
               (iii)  Maturity Date:     February 2, 2000

          (d)  Security Agreement:  Purchase Agreement, dated February 28, 1985,
               by and among John W. Luciani, III, Bernard M. Rodin, Maurice
               Rosenblatt and Hy Blueweiss ("Sellers") and Marble Falls
               Associates (Sellers' respective rights and interests under the
               Security Agreement have been sold, transferred and assigned to
               J&B Management Company).

          (e)  Purchased Partnership Interest:  99% limited partnership interest
               in the Operating Partnership

          (f)  Contracts:  Each management contract existing or entered into
               from time to time regarding HUD Project No: 115-44144-LDP

          (g)  Management Fees:  7.75% of residential income collected, payable
               monthly
         

        
     3.   (a)  Investing Partnership:  Bastrop Associates, a Texas limited
               partnership

          (b)  Operating Partnership:  The Bond House, a Louisiana partnership
               in commendam

          (c)  Set Aside Purchase Note:
               (i)    Principal Amount:  $1,700,000
               (ii)   Date of Issue:     June 27, 1985
               (iii)  Maturity Date:     March 31, 2000

          (d)  Security Agreement:  Purchase Agreement, dated June 27, 1985, by
               and among J&B Management Company, Robert Schwartz, Edward Weiss,
               Joseph Rahn, John DeLisa, Carol Lehti, George Miller, Robert
               Howard and Kurt Elias ("Sellers") and Bastrop Associates
               (Sellers' respective rights and interests under the Security
               Agreement have been sold, transferred and assigned to J&B
               Management Company).

          (e)  Purchased Partnership Interest:  99% limited partnership interest
               in the Operating Partnership

          (f)  Contracts:  Each management contract existing or entered into
               from time to time regarding HUD Project No: 059-35153-PM-L8

          (g)  Management Fees:  7% of residential income collected, payable
               monthly
         

        
     4.   (a)  Investing Partnership:  Carrboro Associates, a Texas limited
               partnership

          (b)  Operating Partnership:  Tarheel Manor Associates, a North
               Carolina limited partnership

          (c)  Set Aside Purchase Note:
               (i)    Principal Amount:  $2,500,000
               (ii)   Date of Issue:     June 14, 1985
               (iii)  Maturity Date:     May 31, 2000

          (d)  Security Agreement:  Purchase Agreement, dated June 14, 1985,
               between and among J&B Management Corp., John Luciani, Bernard M.
               Rodin, Albert Agar, William Agar, Phillip C. Bonnano, Daniel Duhl
               and Technical Operations, Inc. ("Sellers") and Carrboro
               Associates (Sellers' respective rights and interests under the
               Security Agreement have been sold, transferred and assigned to
               J&B Management Company.)

          (e)  Purchased Partnership Interest:  99% limited partnership interest
               in the Operating Partnership

          (f)  Contracts:  Each management contract existing or entered into
               from time to time regarding HUD Project No: 053-35195-PM

          (g)  Management Fees:  6.5% of residential income collected, payable
               monthly
         

        
     5.   (a)  Investing Partnership:  East Texas Associates, Texas limited
               partnership

          (b)  Operating Partnership:  Tyler Square Apts., Ltd., a Texas limited
               partnership

          (c)  Set Aside Purchase Note:
               (i)    Principal Amount:  $2,300,000
               (ii)   Date of Issue:     June 27, 1985
               (iii)  Maturity Date:     March 31, 2000

          (d)  Security Agreement:  Purchase Agreement, dated June 27, 1985,
               between and among J&B Management Corp., John Luciani, Bernard M.
               Rodin, Frederick P. Rose, Henry and Rae Kalman, Fred Schiner,
               Richard Brescia, John M. Cusano, Seth M. Glickenhaus, Stephen
               Kaufman, Marshall H. Kozian, Sidney Myers, Fred Siegel, Sydelle
               Meyer and Harvey Realty Co. ("Sellers") and East Texas Associates
               (Sellers' respective rights and interests under the Security
               Agreement have been sold, transferred and assigned to J&B
               Management Company.)

          (e)  Purchased Partnership Interest:  99% limited partnership interest
               in the Operating Partnership

          (f)  Contracts:  Each management contract existing or entered into
               from time to time regarding HUD Project No:  112-35277-PM-L8

          (g)  Managment Fees: 6.75% of residential income collected, payable
               monthly
         

        
     6.   (a)  Investing Partnership:  Marble Falls Associates II, a New Jersey
               limited partnership

          (b)  Operating Partnership:  Falfurrias Village, Ltd., a Texas limited
               partnership

          (c)  Set Aside Purchase Note:
               (i)    Principal Amount:  $665,000
               (ii)   Date of Issue:     June 11, 1985
               (iii)  Maturity Date:     March 31, 2000

          (d)  Security Agreement:  Purchase Agreement, dated June 11, 1985, by
               and among Bernard M. Rodin, John Luciani, J&B Management Corp.
               Executive Offices Realty Corp., Salvatore Capone, Gloria Clare
               Elias, Kurt Elias, Albert Esformes, Jon Spicehandler, Walter
               Wilson, Michael Raskin, Michael Moss and Esformes Properties
               ("Sellers") and Marble Falls Associates II (Sellers' respective
               rights and interests under the Security Agreement have been sold,
               transferred and assigned to J&B Management Company).

          (e)  Purchased Partnership Interest:  99% limited partnership interest
               in the Operating Partnership

          (f)  Contract:  Each management contract existing or entered into from
               time to time regarding HUD Project No: 115-35199-PM-L8

          (g)  Management Fees:  7% of residential income collected, payable
               monthly
         

        
     7.   (a)  Investing Partnership:  Woodhall Associates, a Texas limited
               partnership

          (b)  Operating Partnership:  Weslaco Village, Ltd., a Texas limited
               partnership

          (c)  Set Aside Purchase Note:
               (i)    Principal Amount:  $485,000
               (ii)   Date of Issue:     June 11, 1985
               (iii)  Maturity Date:     March 31, 2000

          (d)  Security Agreement:  Purchase Agreement, dated June 11, 1985, by
               and among Bernard M. Rodin, John Luciani, J&B Management Corp.,
               Quest Advisory Corp., Alex Miller, Frank Mortorana, Carl Schnall,
               Stuart Bader, Joseph Cohen, Kenneth Hurst, Carl Polakoff, Andrew
               Duerwald, Stuart Glasser and Armond Schiff ("Sellers") and
               Woodhall Associates (Sellers' respective rights and interests
               under the Security Agreement have been sold, transferred and
               assigned to J&B Management Company).

          (e)  Purchased Partnership Interest:  99% limited partnership interest
               in the Operating Partnership

          (f)  Contract:  Each management contract existing or entered into from
               time to time regarding HUD Project No:  115-35201-PM

          (g)  Management Fees:  7% of residential income collected, payable
               monthly
         

        
     8.   (a)  Investing Partnership:  Abbey Lane Associates, a Texas limited
               partnership

          (b)  Operating Partnership:  The Pines, Ltd., an Oklahoma limited
               partnership

          (c)  Set Aside Purchase Note:
               (i)    Principal Amount:  $900,000
               (ii)   Date of Issue:     June 1, 1985
               (iii)  Maturity Date:     June 1, 2000

          (d)  Security Agreement:  Purchase Agreement, dated June 1, 1985, by
               and among John W. Luciani, Bernard M. Rodin, Sol Zepnick, Irving
               Jacobson, Bernard Assael, Frederick Modell and Gerald Modell
               ("Sellers") and Abbey Lane Associates (Sellers' respective rights
               and interests under the Security Agreement have been sold,
               transferred and assigned to J&B Management Company).

          (e)  Purchased Partnership Interest:  99% limited partnership interest
               in the Operating Partnership

          (f)  Contract:  Each management contract existing or entered into from
               time to time regarding HUD Project No: 118-35100-PM-L8

          (g)  Management Fees:  5.75% of residential income collected, payable
               monthly
         

        
     9.   (a)  Investing Partnership:  Belton Associates, a Texas limited
               partnership

          (b)  Operating Partnership:  Oak Forest Apts. Associates, a South
               Carolina limited partnership

          (c)  Set Aside Purchase Note:
               (i)    Principal Amount:  $1,180,000
               (ii)   Date of Issue:     June 1, 1985
               (iii)  Maturity Date:     June 1, 2000

          (d)  Security Agreement:  Purchase Agreement, dated June 1, 1985, by
               and among John W. Luciani, Bernard M. Rodin, J&B Management
               Corp., John De Arriba, Fernando Fuentes, Paul S. Kaufman,
               Winfield L. Kelley, Daniel Matarasso, Oswaldo J. Mora and Arnold
               Zimmerman ("Sellers") and Belton Associates (Sellers' respective
               rights and interests under the Security Agreement have been sold,
               transferred and assigned to J&B Management Company).

          (e)  Purchased Partnership Interest:  99% limited partnership interest
               in the Operating Partnership

          (f)  Contract:  Each management contract existing or entered into from
               time to time regarding HUD Project No: 054-35421-PM-PAH-L8

          (g)  Management Fees:  7.25% of residential income collected, payable
               monthly
              

     <PAGE>

         
                                                           EXHIBIT B   
                                                           to Agreement


                           [Form of Consent and Agreement]


                                CONSENT AND AGREEMENT

                             [PURSUANT TO SECTION 7.2(c)]
         

        
               THIS CONSENT AND AGREEMENT, dated as of August 14, 1990, is by
     and between [name of Investing Partnership] (the "Investing Partnership"),
     J&B Management Company ("J&B"), and The Bank of New York (the "Bank").

                                 W I T N E S S E T H:
                                 - - - - - - - - - -
         

        
               WHEREAS, J&B, J&B Management Corp., Sulgrave Realty Corporation,
     Wilmart Development Corp. and the Bank have entered into that certain
     Agreement, dated as of August 14, 1990 (the "Agreement"); and
         

        
               WHEREAS, Section 7.2(c) of the Agreement provides for the
     execution of this Consent and Agreement by the parties hereto;
         

        
               NOW, THEREFORE, in consideration of the premises and the mutual
     covenants herein contained and other good and valuable consideration,
     receipt of which is hereby acknowledged, the parties hereto hereby consent
     and agree as follows:
         

        
               Section 1.  Consents and Agreements.  The Investing Partnership
                           -----------------------
     hereby (i) consents to J&B's assignment to the Bank of the Investing
     Partnership's Set Aside Purchase Note; (ii) consents to J&B's delivery of
     the Investing Partnership's Set Aside Purchase Note to the Bank; and (iii)
     agrees that upon receiving the Bank's notice of an Event of Default, the
     Investing Partnership shall pay all sums due under its Set Aside Purchase
     Note directly to the Bank.
         

        
               Section 2.  Notices.  All notices and other communications
                           -------
     pursuant or relating to this Consent and Agreement shall be in writing and
     shall be delivered by hand or sent by registered or certified mail, return
     receipt requested, or by facsimile, confirmed by writing delivered by hand
     or sent by registered or certified mail, return receipt requested,
     delivered or sent on the date of the facsimile, addressed as follows:
         

        
               (a)  If to the Investing Partnership:
                                                     
                    ------------------------------------  
                    ------------------------------------
                    ------------------------------------

               (b)  If to J&B:

                    J&B Management Company
                    One Executive Drive
                    Fort Lee, New Jersey 07024
                    Facsimile Number:  201 947-6663
                    Attention:  Bernard M. Rodin

               With a copy to:

                    Reid & Priest
                    40 West 57th Street
                    New York, New York 10019
                    Facsimile Number:  212 603-2298
                    Attention:  Michele R. Jawin

               (c)  If to Bank:

                    The Bank of New York
                    101 Barclay Street
                    New York, New York 10286
                    Facsimile:  212 815-5999
                    Attention:  Diane Bligh, Corporate Trust
                                   Trustee Administration
         

        
     or at such other address as a party shall have last furnished to the other
     parties hereto in writing.  Any notice provided for herein shall be deemed
     to have been given on the date of the receipt of the notice by hand
     delivery or of the facsimile or the third Business Day after the date of
     mailing, certified mail, return receipt requested.
         

        
               Section 3.  Choice of Law.  This Consent and Agreement shall be
                           -------------
     governed by the laws of the State of New York, without giving effect to the
     principles of conflicts of law thereof.
         

        
               Section 4.  Successors.  This Consent and Agreement shall be
                           ----------
     binding upon and inure to the benefit of the parties hereto and their
     respective successors and permitted assigns.
         

        
               Section 5.  Counterparts.  This Consent and Agreement may be
                           ------------
     executed in any number of counterparts, each of which shall be an original,
     but all of which together shall constitute one instrument.
         

        
               Section 6.  Definitions.  All terms used in this Consent and
                           -----------
     Agreement and not otherwise defined herein shall have the meanings ascribed
     to them in the Agreement.
         

        
               IN WITNESS WHEREOF, the parties hereto have executed this Consent
     and Agreement as of the date first written above.


                                   [Name of Investing Partnership]


                                   By                             
                                     --------------------------------
                                     Title:


                                   J&B MANAGEMENT COMPANY


                                   By                             
                                     --------------------------------
                                     Title:


                                   THE BANK OF NEW YORK


                                   By                             
                                     --------------------------------
                                     Title:
         

     <PAGE>

         
                                                           EXHIBIT C   
                                                           to Agreement


                     [Form of Consent, Assignment and Agreement]


                          CONSENT, ASSIGNMENT AND AGREEMENT

                             [PURSUANT TO SECTION 7.3(c)]
         

        
               THIS CONSENT, ASSIGNMENT AND AGREEMENT, dated as of August 14,
     1990, is by and between [name of Investing Partnership] (the "Investing
     Partnership"), [name of Operating Partnership] (the "Operating
     Partnership"), J&B Management Company ("J&B"), and The Bank of New York
     (the "Bank").

                                 W I T N E S S E T H:
                                 - - - - - - - - - -
         

        
               WHEREAS, J&B, J&B Management Corp., Sulgrave Realty Corporation,
     Wilmart Development Corp. and the Bank have entered into that certain
     Agreement, dated as of August 14, l99O (the "Agreement"); and
         

        
               WHEREAS, Section 7.3(c) of the Agreement provides for the
     execution of this Consent and Agreement by the parties hereto;
         

        
               NOW, THEREFORE, in consideration of the premises and the mutual
     covenants herein contained and other good and valuable consideration,
     receipt of which is hereby acknowledged, the parties hereto hereby consent
     and agree as follows:
         

        
               Section 1.  Consents, Assignments and Agreements.  The Investing
                           ------------------------------------
     Partnership and the Operating Partnership in which the Investing
     Partnership owns a Purchased Partnership Interest hereby (i) consent to
     J&B's assignment to the Bank of the Security Agreement, Security Interest,
     Purchased Partnership Interest, all distributions which may be due and
     payable or paid from time to time on such Purchased Partnership Interest,
     and the proceeds thereof, relating to the Investing Partnership's Set Aside
     Purchase Note; (ii) consent to J&B's delivery to the Bank of Financing
     Statements and to the Bank's filing of such Financing Statements with the
     appropriate governmental authorities in order to perfect and to continue
     the perfection of the Bank's security interest in the Security Agreement,
     Security Interest, Purchased Partnership Interest and distributions which
     may be due and payable or paid from time to time on the Purchased
     Partnership Interest; (iii) subject to the terms and conditions of the
     Agreement, assign to the Bank all distributions which shall be due and
     payable or made from time to time on the Purchased Partnership Interest,
     and the proceeds thereof, until all outstanding obligations under the Set
     Aside Purchase Note which is in default have been paid in full (including,
     without limitation, all costs of collection, reasonable attorneys' fees and
     other fees and expenses); and (iv) subject to the terms and conditions of
     the Agreement, agree that upon foreclosure of the Security Interest all
     distributions made on the Purchased Partnership Interest shall be paid
     directly to the Bank, as the assignee of J&B, regardless of whether the
     Bank becomes a substituted limited partner in place of the Investing
     Partnership in the Operating Partnership but subject to the limitations set
     forth in clause (iii) above.
         

         
               Section 2.  Representation of the Operating Partnership.  The
                           -------------------------------------------
     Operating Partnership hereby agrees to keep a copy of this Consent,
     Assignment and Agreement with its business records.
         

         
               Section 3.  Agreement of the Operating Partnership.  The
                           --------------------------------------
     Operating Partnership hereby agrees to admit the Bank as a substituted
     limited partner in place of the Investing Partnership in the Operating
     Partnership upon the Bank's foreclosure on the Security Interest and
     request, subject to the Bank's obtaining HUD 2530 Clearance and the rights
     of the Investing Partnership under Section 9-505 of the Uniform Commercial
     Code.
         

        
               Section 4.  Amendment to Partnership Agreement.  Upon
                           ----------------------------------
     substitution of the Bank for the Investing Partnership as a limited partner
     in the Operating Partnership pursuant to the Agreement and this Consent,
     Assignment and Agreement, this Consent, Assignment and Agreement shall
     constitute an amendment to the partnership agreement of the Operating
     Partnership, and the Bank shall not be liable for the obligations of any
     predecessor which has assigned the Purchased Partnership Interest to make
     any contributions to the Operating Partnership.
         

        
               Section 5.  Further Assurances and Power of Attorney.  Each of
                           ----------------------------------------
     the parties hereto shall, from time to time, upon request of a party
     hereto, duly execute, acknowledge and deliver or cause to be duly executed,
     acknowledged and delivered, all such further instruments and documents
     reasonably requested by a party to effectuate the intent and purposes of
     this Consent, Assignment and Agreement.  Notwithstanding the foregoing,
     this Consent, Assignment and Agreement shall constitute an irrevocable
     power of attorney coupled with an interest for the Bank to execute and file
     a certificate of amendment to the certificate of limited partnership of the
     Operating Partnership or any other document or instrument in order to
     effectuate the intent and purposes of this Consent, Assignment and
     Agreement; provided, however, that the Bank may not be substituted as a
     partner of the Operating Partnership unless such substitution is permitted
     under the Uniform Commercial Code and HUD 2530 Clearance, if required, has
     been obtained.
         

        
               Section 6.  Notices.  All notices and other communications
                           -------
     pursuant or relating to this Consent and Agreement shall be in writing and
     shall be delivered by hand or sent by registered or certified mail, return
     receipt requested, or by facsimile, confirmed by writing delivered by hand
     or sent by registered or certified mail return receipt requested, delivered
     or sent on the date of the facsimile, addressed as follows:
         

        
               (a)  If to the Investing Partnership:
                                                    
                    -----------------------------------                 
                    -----------------------------------
                    -----------------------------------

               (b)  If to the Operating Partnership:
                                                    
                    -----------------------------------  
                    -----------------------------------
                    -----------------------------------

               (c)  If to J&B

                    J&B Management Company
                    One Executive Drive
                    Fort Lee, New Jersey  07024
                    Facsimile Number:  201 947-6663
                    Attention:  Bernard M. Rodin

               With a copy to

                    Reid & Priest
                    40 West 57th Street
                    New York, New York  10019
                    Facsimile Number:  212 603-2298
                    Attention:  Michele R. Jawin

               (d)  If to Bank:

                    The Bank of New York
                    101 Barclay Street
                    New York, New York  10286
                    Facsimile Number:  212 815-5999
                    Attention:  Diane Bligh, Corporate Trust
                                   Trustee Administration
         

        
     or at such other address as a party shall have last furnished to the other
     parties hereto in writing.  Any notice provided for herein shall be deemed
     to have been given on the date of the receipt of the notice by hand
     delivery or of the facsimile or the third Business Day after the date of
     mailing, certified mail, return receipt requested.
         

        
               Section 7.  Choice of Law.  This Consent, Assignment and
                           -------------
     Agreement shall be governed by the laws of the State of New York, without
     giving effect to the principles of conflicts of law thereof.
         

        
               Section 8.  Successors.  This Consent, Assignment and Agreement
                           ----------
     shall be binding upon and inure to the benefit of the parties hereto and
     their respective successors and permitted assigns.
         

         
               Section 9.  Counterparts.  This Consent, Assignment and Agreement
                           ------------
     may be executed in any number of counterparts, each of which shall be an
     original, but all of which together shall constitute one instrument.
         

        
               Section 10.  Definitions.  All terms used in this Consent and
                            -----------
     Agreement and not otherwise defined herein shall have the meanings ascribed
     to them in the Agreement.
         

        
               IN WITNESS WHEREOF, the parties hereto have executed this Consent
     and Agreement as of the date first written above.

                                   [Name of Investing Partnership]


                                   By                             
                                     -----------------------------
                                     Title:


                                   [Name of Operating Partnership]


                                   By                             
                                     -----------------------------
                                     Title:


                                   J&B MANAGEMENT COMPANY


                                   By                             
                                     -----------------------------
                                     Title:


                                   THE BANK OF NEW YORK


                                   By                             
                                     -----------------------------
                                     Title:
         

     <PAGE>

        
                                                           EXHIBIT D   
                                                           to Agreement


                           [Form of Consent and Agreement]


                                CONSENT AND AGREEMENT

                             [PURSUANT TO SECTION 7.4(c)]
         

        
               THIS CONSENT AND AGREEMENT, dated as of August 14, 1990, in by
     and between [name of Operating Partnership] (the "Operating Partnership"),
     J&B Management Company ("J&B"), and The Bank of New York (the "Bank").

                                 W I T N E S S E T H:
                                 - - - - - - - - - -
         

        
               WHEREAS, J&B, J&B Management Corp., Sulgrave Realty Corporation,
     Wilmart Development Corp. and the Bank have entered into that certain
     Agreement, dated as of August 14, 1990 (the "Agreement"); and
         

        
               WHEREAS, Section 7.4(c) of the Agreement provides for the
     execution of the Consent and Agreement by the parties hereto;
         

        
               NOW, THEREFORE, in consideration of the premises and the mutual
     covenants herein contained and other good and valuable consideration,
     receipt of which is hereby acknowledged, the parties hereto hereby consent
     and agree as follows:
         

        
               Section 1.  Consents and Agreement.  The Operating Partnership
                           ----------------------
     hereby (i) consents to J&B's assignment to the Bank of the Operating
     Partnership's Contract with J&B and the Management Fees payable by the
     Operating Partnership to J&B thereunder, and the proceeds thereof; (ii)
     consents to J&B's delivery to the Bank of Financing Statements and to the
     Bank's filing of such Financing Statements with the appropriate
     governmental authority in order to perfect and to continue the perfection
     of the Bank's security interest in the Contract and the Management Fees,
     and the proceeds thereof; and (iii) agrees that upon receiving the Bank's
     notice of an Event of Default, the Operating Partnership shall pay all such
     Management Fees directly to the Bank.
         

        
               Section 2.  Notices.  All notices and other communications
                           -------
     pursuant or relating to this Consent and Agreement shall be in writing and
     shall be delivered by hand or sent by registered or certified mail, return
     receipt requested, or by facsimile, confirmed in writing delivered by hand
     or sent by registered or certified mail, return receipt requested,
     delivered or sent on the date of the facsimile addressed as follows:
         

        
               (a)  If to the Operating Partnership:

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

               (b)  If to J&B

                    J&B Management Company
                    One Executive Drive
                    Fort Lee, New Jersey  07024
                    Facsimile Number:  201 947-6663
                    Attention:  Bernard M. Rodin

               With a copy to

                    Reid & Priest
                    40 West 57th Street
                    New York, New York  10019
                    Facsimile Number:  212 603-2298
                    Attention:  Michele R. Jawin

               (c)  If to Bank:

                    The Bank of New York
                    101 Barclay Street
                    New York, New York  10286
                    Facsimile Number:  212 815-5999
                    Attention:  Diane Bligh, Corporate Trust
                                   Trustee Administration
         

        
     or at such other address as a party shall have last furnished to the other
     parties hereto in writing.  Any notice provided for herein shall be deemed
     to have been given on the date of the receipt of the notice by hand
     delivery or of the facsimile or the third Business Day after the date of
     mailing, certified mail, return receipt requested.
         

        
               Section 3.  Choice of Law.  This Consent and Agreement shall be
                           -------------
     governed by the laws of the State of New York, without giving effect to the
     principles of conflicts of law thereof.
         

        
               Section 4.  Successors.  This Consent and Agreement shall be
                           ----------
     binding upon and inure to the benefit of the parties hereto and their
     respective successors and permitted assigns.
         

         
               Section 5.  Counterparts.  This Consent and Agreement may be
                           ------------
     executed in any number of counterparts, each of which shall be an original,
     but all of which together shall constitute one instrument.
         

        
               Section 6.  Definitions.  All terms used in this Consent and
                           -----------
     Agreement and not otherwise defined herein shall have the meanings ascribed
     to them in the Agreement.
         

        
               IN WITNESS WHEREOF, the parties hereto have executed this Consent
     and Agreement as of the date first written above.


                                   [Name of Operating Partnership]


                                   By                             
                                     ------------------------------
                                     Title:


                                   J&B MANAGEMENT COMPANY


                                   By                             
                                     ------------------------------
                                     Title:


                                   THE BANK OF NEW YORK


                                   By                             
                                     ------------------------------
                                     Title:
         


                                                         Exhibit 10.5(c)


                                    BANK AGREEMENT



                    THIS BANK AGREEMENT, dated as of October 11, 1991 (as
          amended, modified or supplemented from time to time, this "Bank
          Agreement"), is by and among J&B Management Company, a New Jersey
          general partnership ("J&B"), and its affiliates; Leisure Centers,
          Inc., a corporation organized and existing under the laws of the
          State of Delaware, J&B Management Corp., Sulgrave Realty
          Corporation, and Wilmart Development Corp., each of which is a
          corporation organized and existing under the laws of the State of
          New Jersey (hereinafter J&B, Leisure Centers, Inc., J&B
          Management Corp., Sulgrave Realty Corporation and Wilmart
          Development Corp. are sometimes referred to collectively as the
          "Company" or the "Co-Obligors"), and The Bank of New York (the
          "Bank").

                                 W I T N E S S E T H :
                                 - - - - - - - - - -

                    WHEREAS, the Company is issuing its Series 2, 12%
          Debentures due April 15, 1999 (the "Debentures") pursuant to the
          Company's Confidential Private Placement Memorandum dated October
          11, 1991, as the same may be from time to time amended (the
          "Memorandum");

                    WHEREAS, the Company's private placement of the
          Debentures (the "Offering") will terminate on the earlier of (i)
          the date on which all the Debentures are sold or (ii) June 30,
          1993 (the "Offering Termination Date");

                    WHEREAS, subscribers will purchase Debentures at a
          closing (the "Initial Closing") to be held when at least
          $1,000,000 principal amount of Debentures have been sold and,
          thereafter, from time to time (each, singly, an "Additional
          Closing," and, collectively, the "Additional Closings"), at the
          discretion of the Company, on such day or days as may be
          determined by the Company, as subscriptions are received and
          accepted (hereinafter the date of the Initial Closing and the
          date of any Additional Closing are each referred to as a "Closing
          Date");

                    WHEREAS, the Company desires to deliver to the Bank
          amounts received by the Company from subscribers for Debentures
          (each, singly, a "Purchaser," and, collectively, the
          "Purchasers"), in payment for the Debentures, which amounts shall
          be released to the Company at the Initial Closing and at each
          Additional Closing;

                    WHEREAS, each Purchaser shall be entitled to receive,
          on a monthly basis prior to the Closing Date with respect to that
          Purchaser's Debentures, distributions representing interest
          accrued on that Purchaser's subscription payment at a rate of 12%
          per annum;

                    WHEREAS, the Company desires to establish an interest
          bearing escrow fund to be called J&B Management Series 2 Escrow
          Fund Account No. 201315 (the "Fund") with the Bank;

                    WHEREAS, the Company wishes to grant the Bank, for the
          benefit of the Bank and the Purchasers, a security interest in
          and to assign to the Bank certain notes, instruments and
          documents more fully described below and the Bank is willing to
          accept such security interest and assignment upon the terms and
          conditions hereinafter set forth; and

                    WHEREAS, the Company wishes to appoint the Bank as
          Escrow Agent, Authenticating Agent, Registrar, Paying Agent and
          Custodian with respect to the Debentures and the above-mentioned
          notes, instruments and documents and the Bank is willing to
          accept such appointments upon the terms and conditions
          hereinafter set forth.

                    NOW, THEREFORE, in consideration of the foregoing
          premises and the mutual covenants herein contained and other good
          and valuable consideration, receipt of which is hereby
          acknowledged, the parties hereto hereby agree as follows:         

                    Section 1.  Escrow Agent.
                                ------------

                    Section 1.1.  Appointment.
                                  -----------
                                                The Company hereby appoints
          and designates the Bank as Escrow Agent for the purposes set
          forth in this Section l, and the Bank hereby accepts such
          appointment.

                    Section 1.2.  Escrow.
                                  ------
                                           The Company shall from time to
          time deliver amounts received from Purchasers in payment for the
          Debentures ("Subscription Payments") to the Bank.  The Bank shall
          deposit the Subscription Payments in the Fund to be established
          in the Company's name for this purpose by the Bank.  Subscription
          Payments delivered for deposit in the Fund shall be invested in
          short term certificates of deposits (including certificates of
          deposits issued by the Bank), A-l, P-l commercial paper, interest
          bearing money market accounts, all as specified in writing by the
          Company and held in trust for the benefit of the Purchasers.  The
          Bank is not responsible for interest, losses, taxes or other
          charges on investments.  All checks delivered to the Bank for
          deposit in the Fund shall be payable to the order of "J&B
          Management Company - Escrow Account."  Concurrently with such
          delivery, the Company shall deliver to the Bank a statement of
          the name, mailing address and tax identification number of each
          Purchaser whose Subscription Payment is being delivered, and a
          schedule listing the aggregate Debentures and aggregate
          cumulative Subscription Payments to date delivered for deposit in
          the Fund.  For the purposes of this Bank Agreement, the Company
          is authorized to make deposits and give instructions as to
          investments of deposits and otherwise, as contemplated in this
          Bank Agreement, to the Bank.

                    Section 1.3.  Interest.  
                                  --------
                                             During the period (the "Escrow
          Period") commencing upon the date that any Purchaser's
          Subscription Payment constitutes Cleared Funds (as defined in
          Section 1.11 hereof) and ending on the day immediately preceding
          the Closing Date with respect to that Purchaser's Debentures,
          interest will accrue on that Purchaser's Subscription Payment at
          a rate of 12% per annum, computed on the basis of a year of 360
          days consisting of 12 thirty day months.  Interest shall be
          payable on the fifteenth day of each month.  Four Business Days
          prior to each such interest payment date, the Bank shall give the
          Company written notice of the difference between the amount of
          interest which will be payable on Subscription Payments on such
          interest payment date and the amount of interest accruing on the
          Fund's assets which will be available for such payment on such
          interest payment date.  Not later than 11:30 a.m. (New York time)
          on the second Business Day preceding such interest payment date,
          the Company shall deposit with the Bank its check in the amount
          of such difference.  On each interest payment date, the Bank
          shall pay interest which is due and payable to the respective
          Purchasers by mailing its check in the appropriate amount to each
          Purchaser by first class mail at the Purchaser's mailing address
          provided to the Bank pursuant to Section 1.2 hereof.  In the
          event that the Company shall default in its payment obligations
          to the Bank under this Section 1.3, the Bank shall mail its check
          in the amount of each Purchaser's pro rata share of interest
          earned and paid on the Fund's assets as provided in this Section
          1.3 and subject to Section 1.7 hereof.

          For purposes of this Bank Agreement, "Business Day" shall mean
          any day other than a day on which the Bank is authorized to
          remain closed in New York City.

                    Section 1.4.  Conditions of Initial Closing and
                                  ---------------------------------
          Additional Closings.  
          -------------------
                                Notwithstanding anything to the contrary in
          this Bank Agreement, it is a condition precedent to the Initial
          Closing and to each Additional Closing that J&B shall deliver to
          the Bank Set Aside Purchase Notes which at maturity will have an
          aggregate outstanding balance of principal equal to at least
          twice the principal amount of the Debentures which will be sold
          at that Initial Closing or Additional Closing, together with the
          related Consent and Agreement pertaining to each such Set Aside
          Purchase Note and the related Consent, Assignment and Agreement
          pertaining to the Purchased Partnership Interest and the related
          Financing Statements (as such terms are defined in Section 7
          hereof), as provided in Section 7 hereof.  Upon the scheduling of
          the Initial Closing and each Additional Closing, the Company
          shall give written notice thereof to the Bank not less than one
          (1) Business Day prior to the date scheduled for each such
          closing.  As used in this Section 1.4 and elsewhere in this Bank
          Agreement, a statement concerning the outstanding principal
          amount at maturity of any Set Aside Purchase Note refers to an
          amount that does not include any payments on a Set Aside Purchase
          Note deferred by the obligor thereof with the consent of the
          Company.

                    Section 1.5.  Cancellation.
                                  ------------
                                                 The Company shall give the
          Bank notice of any Purchaser who cancels his Subscription prior
          to his Closing Date or whose Subscription Payment was deposited
          pursuant to Section 1.2 but whose Subscription is rejected,
          setting forth the name and mailing address of the Purchaser and
          the amount of the rejected or cancelled subscription.  As
          promptly as practicable thereafter, the Bank shall pay the amount
          of the cancelled or rejected subscription from the Fund to the
          Purchaser whose Subscription was cancelled or rejected as
          directed by the Company.  Any interest earned thereon and not
          theretofore distributed pursuant to Section 1.3 hereof shall be
          paid to the Purchaser in accordance with Section 1.3 hereof. 
          Payment shall be made by check payable to the Purchaser mailed by
          the Bank by first class mail directly to the Purchaser at the
          mailing address of the Purchaser.

                    Section 1.6.  Payment.
                                  -------
                                            The Bank, at the Initial
          Closing and each Additional Closing, upon written instruction
          from the Company, shall transfer to the Company or to such third
          party or parties as may be directed by the Company the Cleared
          Funds then held in the Fund by the Bank.

          Any interest earned thereon and not theretofore distributed in
          accordance with Section 1.3 hereof shall be paid to the
          Purchasers in accordance with Section 1.3 hereof.

                    Section 1.7.  Fees and Expenses.
                                  ----------------- 
                                                     In addition to the
          fees set forth in Section 7.8 hereof, the Bank shall be entitled
          to an administration fee as compensation for its services under
          this Section 1 in the amount of $5,000 payable (i) upon the
          execution and delivery of this Bank Agreement and (ii) subject to
          an adjustment as provided in the next succeeding sentence of this
          Section 1.7, on the first anniversary date of this Bank
          Agreement, provided however that the Bank shall not be entitled
          to payment of an administration fee on such first anniversary
          date if all of the Debentures have been sold prior thereto.  In
          the event the Offering terminates prior to June 30, 1993, the
          Company shall be entitled to a refund payable ten days after the
          Offering Termination Date, of that portion of the administration
          fee paid to the Bank on the first anniversary date of the Bank
          Agreement, in an amount calculated as the difference between (a)
          $5,000 and (b) the product of (x) $5,000 and (y) a fraction the
          numerator of which is the number of days between the first
          anniversary date of this Bank Agreement and the Offering
          Termination Date, inclusive, and the denominator of which is 365. 
          In no event shall the Bank be entitled to payment of an
          administration fee, as provided for in this Section 1.7,
          following the Offering Termination Date.  The Company shall also
          pay the Bank $5 for the preparation and execution of each
          Purchaser's account including the calculation of interest
          accrued; $1 for the preparation of each Purchaser's 1099 tax
          form; $25 for each investment transaction in the Fund; $25 for
          each returned "bounced" check of a Purchaser; and $500 for each
          Additional Closing, payable within 10 days after the Bank gives
          the Company notice that any such amounts are due and payable. 
          Notwithstanding anything herein to the contrary, the Bank shall
          not charge the Company for the issuance of checks or wire
          transfers to make monthly payments of accrued interest on
          Subscription Payments.  No additional fee will be payable with
          respect to wire transfers of and unreturned checks for
          Subscription Payments.  In addition, the Company shall reimburse
          the Bank for its actual out-of-pocket expenses incurred in
          connection with its obligations pursuant to this Section 1
          (including, but not limited to, actual expenses for stationery,
          postage, telephone, telex, wire transfers, telecopy and retention
          of records, and reasonable fees and expenses of counsel), payable
          within ten (10) days after the Bank gives notice to the Company
          that it has incurred such expenses.  The obligation to pay such
          compensation and reimburse such expenses shall be borne solely by
          the Company.  Amounts held in the Fund shall not be available to
          satisfy this obligation or any other obligation of the Company to
          the Bank.  The Company shall not be obligated to reimburse the
          Bank for any costs or expenses incurred in connection with the
          preparation and execution of this Bank Agreement.  The provisions
          of this Section 1.7 shall survive the termination of this Bank
          Agreement.

                    Section 1.8.  Termination of Offering.
                                  -----------------------
                                                            If the Offering
          should be terminated, the Company shall promptly so advise the
          Bank in writing, and shall authorize and direct the Bank to
          return the Subscription Payments to the Purchasers.  The Bank
          thereupon shall return those Subscription Payments to the extent
          they have not been distributed per Section 1.6 to the Purchasers
          from whom they were received.  Any interest earned on the
          Subscription Payments and not theretofore distributed pursuant to
          Section 1.3 hereof shall be paid in accordance with Section 1.3
          hereof.  Upon making such disbursements to the Purchasers and the
          Company, the Bank shall be relieved of all of its obligations and
          liabilities under this Bank Agreement.

                    Section 1.9.  Form 1099, etc.
                                  --------------
                                                   In compliance with the
          Interest and Dividend Tax Compliance Act of 1983, the Company
          shall request that each Purchaser furnish to the Bank such
          Purchaser's taxpayer identification number and a statement
          certified under penalties of perjury that (a) such taxpayer
          identification number is true and correct and (b) the Purchaser
          is not subject to the requirements of such Act providing for
          withholding of 20% of reportable interest, dividends or other
          payments.

                    Section 1.10.  Uncollected Funds.
                                   -----------------
                                                       In the event that
          any funds, including Cleared Funds, deposited in the Fund prove
          uncollectible after the funds represented thereby have been
          released by the Bank pursuant to this Bank Agreement, the Company
          shall reimburse the Bank upon request for the face amount of such
          check or checks; and the Bank shall, upon instruction from the
          Company, deliver the returned checks or other instruments to the
          Company.  This section shall survive the termination of this Bank
          Agreement.

                    Section 1.11.  Cleared Funds.
                                   -------------
                                                   For the purpose of this
          Bank Agreement, Subscription Payments shall constitute "Cleared
          Funds" in accordance with the following:

                    (a)  if paid by wire transfer, such funds shall
          constitute Cleared Funds on the date received by the Bank;

                    (b)  if paid by check drawn on a New York Clearing
          House Bank, such funds shall constitute Cleared Funds on the
          second Business Day following the date received by the Bank; and

                    (c)  if paid by check drawn on any bank other than a
          New York Clearing House Bank, such funds shall constitute Cleared
          Funds on the third Business Day following the date received by
          the Bank.

                    Section 2.  Execution.
                                ---------
                                            The Debentures shall be
          executed on behalf of the Company by the manual or facsimile
          signature of a partner or officer of the Company.  All such
          facsimile signatures shall have the same force and effect as if
          the partner or officer had manually signed the Debentures.  In
          case any partner or officer of the Company whose signature shall
          appear on a Debenture shall cease to be such partner or officer
          before the delivery of such Debenture or the issuance of a new
          Debenture following a transfer or exchange, such signature or
          such facsimile shall nevertheless be valid and sufficient for all
          purposes, the same as if such partner or officer had remained a
          partner or officer until delivery.

                    Section 3.  Authenticating Agent.
                                --------------------

                    Section 3.1.  Appointment.
                                  -----------
                                                The Company hereby appoints
          and designates the Bank as Authenticating Agent for the purposes
          set forth in this Section 3, and the Bank hereby accepts such
          appointment.

                    Section 3.2.  Authentication.
                                  --------------
                                                   Only such Debentures as
          shall have the Certificate of Authentication endorsed thereon in
          substantially the form set forth in the form of Debenture
          attached to the Memorandum, duly executed by the manual signature
          of an authorized signatory of the Bank, shall be entitled to any
          right or benefit under this Bank Agreement.  No Debentures shall
          be valid or obligatory for any purpose unless and until such
          Certificate of Authentication shall have been duly executed by
          the Bank; and such executed certificate upon any such Debenture
          shall be conclusive evidence that such Debenture has been
          authenticated and delivered under this Bank Agreement.  The
          Certificate of Authentication on any Debenture shall be deemed to
          have been executed by the Bank if signed by an authorized
          signatory of the Bank, but it shall not be necessary that the
          same person sign the Certificate of Authentication on all of the
          Debentures.

                    Section 4.  Mutilated, Lost, Stolen or Destroyed
                                ------------------------------------
          Debentures.  
          ----------
                       Subject to applicable law, in the event any
          Debenture is mutilated, lost, stolen or destroyed, the Company
          may authorize the execution and delivery of a new Debenture of
          like date, number, maturity and denomination as that mutilated,
          lost, stolen or destroyed, provided, however, that in the case of
          any mutilated Debenture, such mutilated Debenture shall first be
          surrendered to the Company, and in the case of any lost, stolen
          or destroyed Debenture, there shall be first furnished to the
          Company and the Bank, evidence of the ownership thereof and of
          such loss, theft or destruction satisfactory to the Company and
          the Bank, together with indemnification through a bond of
          indemnity or otherwise as shall be satisfactory to the Company
          and the Bank.  The Company may charge the Purchaser of such
          Debenture with any amounts satisfactory to the Company and the
          Bank permitted by applicable law.

                    Section 5.  Registrar and Transfer Agent.
                                ----------------------------

                    Section 5.1.  Appointment.  
                                  -----------
                                                The Company hereby appoints
          and designates the Bank as Registrar and Transfer Agent for the
          purposes set forth in this Section 5, and the Bank hereby accepts
          such appointment.

                    Section 5.2.  Registration, Transfer and Exchange of
                                  --------------------------------------
          Debentures.  
          ----------
                       The Debentures are issuable only as registered
          Debentures without coupons in the denominations of $100,000 or
          any multiple or any fraction thereof at the sole discretion of
          the Company.  Each Debenture shall bear the following restrictive
          legend: "These securities have not been registered under the
          Securities Act of 1933, as amended, and may be offered and sold
          or otherwise transferred only if registered pursuant to the
          provisions of that Act or if an exemption from registration is
          available."  The Bank shall keep at its principal corporate trust
          office a register in which the Bank shall provide for the
          registration and transfer of Debentures.  Upon surrender for
          registration of transfer of any Debenture at such office of the
          Bank, the Company shall execute, pursuant to Section 2 hereof,
          and mail by first class mail to the Bank, and the Bank shall
          authenticate, pursuant to Section 3 hereof, and mail by first
          class mail to the designated transferee, or transferees, one or
          more new Debentures in an aggregate principal amount equal to the
          unpaid principal amount of such surrendered Debenture, registered
          in the name of the designated transferee or transferees.  Every
          Debenture presented or surrendered for registration of transfer
          shall be duly endorsed, or be accompanied by a written instrument
          of transfer duly executed, by the holder of such Debenture or his
          attorney duly authorized in writing.  Notwithstanding the pre-
          ceding, the Debentures may not be transferred without an
          effective registration statement under the Securities Act of 1933
          covering the Debentures or an opinion of counsel to the holder of
          such Debentures satisfactory to the Company and its counsel that
          such registration is not necessary under the Securities Act of
          1933 (the "Securities Act").  At the option of the owner of any
          Debenture, such Debenture may be exchanged for other Debentures
          of any authorized denominations, in an aggregate principal amount
          equal to the unpaid principal amount of such surrendered
          Debenture, upon surrender of the Debenture to be exchanged at the
          principal corporate trust office of the Bank; provided, however,
          that any exchange for denominations other than $100,000 or an
          integral multiple thereof shall be at the sole discretion of the
          Company.  Whenever any Debenture is so surrendered for exchange,
          the Company shall execute, pursuant to Section 2 hereof, and
          deliver to the Bank, and the Bank shall authenticate, pursuant to
          Section 3 hereof, and mail by first class mail to the designated
          transferee, or transferees, the Debenture or Debentures which the
          Debenture owner making the exchange is entitled to receive.  Any
          Debenture or Debentures issued in exchange for any Debenture or
          upon transfer thereof shall be dated the date to which interest
          has been paid on such Debenture surrendered for exchange or
          transfer, and neither gain nor loss of interest shall result from
          any such exchange or transfer.  In addition, each Debenture
          issued upon such exchange or transfer shall bear the restrictive
          legend set forth above unless in the opinion of counsel to the
          Company, such legend is not required to ensure compliance with
          the Securities Act.

                    Section 5.3.  Owner.  
                                  -----
                                          The person in whose name any
          Debenture shall be registered shall be deemed and regarded as the
          absolute owner thereof for all purposes, and payment of or on
          account of the principal of or interest on such Debenture shall
          be made only to or upon the order of the registered owner thereof
          or his duly authorized legal representative.  Such registration
          may be changed only as provided in this Section 5, and no other
          notice to the Company or the Bank shall affect the rights or
          obligations with respect to the transfer of a Debenture or be
          effective to transfer any Debenture.  All payments to the person
          in whose name any Debenture shall be registered shall be valid
          and effectual to satisfy and discharge the liability upon such
          Debenture to the extent of the sum or sums to be paid.

                    Section 5.4.  Transfer Agent.
                                  --------------
                                                   The Bank shall send
          executed, authenticated Debentures to Purchasers on Closing Dates
          and to subsequent owners and transferees who are entitled to
          receive Debentures pursuant to the terms of this Bank Agreement,
          by first class mail.

                    Section 5.5.  Charges.  
                                  -------
                                            No service charge shall be made
          for any transfer or exchange of Debentures, but in all cases in
          which Debentures shall be transferred or exchanged hereunder, the
          Company or the Bank may collect from the registered owner of a
          Debenture a charge for every transfer or exchange of Debentures
          sufficient to reimburse them for any tax, fee or other
          governmental charge required to be paid with respect to such
          transfer or exchange, and such charge shall be paid before any
          such new Debenture shall be delivered.

                    Section 5.6.  Redemption.
                                  ----------
                                               Whenever the Company shall
          be required to effect mandatory redemption of part or all of the
          Debentures, the Company shall give notice thereof to the Bank at
          least forty (40) days prior to the date set forth for redemption,
          the manner in which redemption shall be effected and all the
          relevant details thereof.  The Bank shall give notice to the
          Purchasers of that redemption at least thirty (30) days prior to
          the date set forth for redemption.  The Company shall deliver all
          redeemed Debentures to the Bank for cancellation of the whole or
          portion thereof, as appropriate, and issuance of new Debentures
          in denominations equal to the unredeemed portion.

                    Section 5.7.  Expenses.  
                                  --------
                                             As a condition to the transfer
          or exchange of any Debenture, the owner of the Debenture shall
          reimburse the Company and the Bank for their respective actual
          out-of-pocket expenses incurred in connection therewith
          (including, but not limited to, actual expenses for stationery,
          postage, telephone, telex, wire transfers, telecopy and retention
          of records, and reasonable fees and expenses of their respective
          counsel).  The provisions of this Section 5.7 shall survive the
          termination of this Bank Agreement.

                    Section 6.  Paying Agent.
                                ------------

                    Section 6.1.  Appointment.  
                                  -----------
                                                The Company hereby appoints
          and designates the Bank as Paying Agent for the purposes set
          forth in this Section 6, and the Bank hereby accepts such
          appointment.

                    Section 6.2.  Payment Provisions.
                                  ------------------
                                                       The Bank shall pay
          interest on Subscription Payments and principal of and interest
          on the Debentures to the persons in whose names the Debentures
          are registered, in accordance with the terms and provisions of
          this Bank Agreement and the Debentures, by check mailed by first
          class mail to the registered owner of a Debenture at his address
          as it appears in the register; provided that not later than 11:30
          a.m. (New York time) on the second Business Day preceding each
          date on which interest on or principal of any Debenture is due
          and payable, the Company shall deposit with the Bank its check in
          the amount due.

                    Section 6.3.  Expenses.  
                                  --------
                                             The Company shall reimburse
          the Bank for its actual out-of-pocket expenses incurred in
          connection with its obligations pursuant to this Section 6
          (including, but not limited to, actual expenses for stationery,
          postage, telephone, telex, wire transfers, telecopy and retention
          of records), payable within ten (10) days after the Bank gives
          notice to the Company that it has incurred such expenses.  The
          obligation to pay such compensation and reimburse such expenses
          shall be borne solely by the Company.  Notwithstanding anything
          herein to the contrary, the Bank shall not charge the Company any
          fees for the issuance of checks or wire transfers to make
          payments of interest on or repayments of principal of the
          Debentures.  The provisions of this Section 6.3 shall survive the
          termination of this Bank Agreement.

                    Section 7.  The Custodian.
                                -------------

                    Section 7.1.  Appointment.  
                                  -----------
                                                The Company hereby appoints
          and designates the Bank as Custodian for the purposes set forth
          in this Section 7, and the Bank hereby accepts such appointment.

                    Section 7.2.  Set Aside Purchase Notes.
                                  ------------------------

                    (a)  J&B is the holder of certain Purchase Notes.  Each
          such Purchase Note has been issued by an Investing Partnership,
          pursuant to a certain Purchase Agreement.  Under the terms of
          each such Purchase Note and Purchase Agreement, J&B is entitled
          to assign each Purchase Note and J&B's right to payments of
          interest thereon and principal amount thereof.  Under the terms
          of each Purchase Agreement, payments of interest and, where
          required, annual payments of principal due under the Purchase
          Note may be offset and reduced by payments made under certain
          Investor Notes issued by the limited partners of the respective
          Investing Partnership, which have been pledged to secure
          obligations owed by J&B to one or more banks.  Only that interest
          and, where applicable, annual principal payments ("Excess
          Interest and Principal") under a Purchase Note which is in excess
          of the amount offset and reduced by payments made to such banks,
          if any, may be payable to the holder of the Purchase Note.  Any
          interest and, where required, annual payment of principal that
          are due but unpaid on Purchase Notes shall be deferred until the
          maturity of that Purchase Note.

                    (b)  In order to secure the payment of the Bank's fees
          and expenses under this Section 7 and the payment of principal of
          and interest on the Debentures, subject to the terms and
          conditions of Section 7.4 hereof, J&B hereby grants the Bank a
          security interest in and assigns to the Bank, for the benefit of
          the Bank and the owners of Debentures from time to time, all of
          the Purchase Notes, having an aggregate face value of $16,880,000
          and an aggregate balance of principal due at maturity equal to
          $14,654,500, listed in Exhibit A hereto (the "Set Aside Purchase
          Notes") issued by the Investing Partnerships listed in Exhibit A
          hereto, and the proceeds thereof.  In order to perfect such
          security interests, J&B shall deliver to the Bank the Set Aside
          Purchase Notes.  Upon receipt of each Purchase Note, the Bank
          shall execute and deliver to the Company a receipt therefor. 
          Notwithstanding the assignment of the Set Aside Purchase Notes to
          the Bank, the annual payments of principal due on certain Set
          Aside Purchase Notes so providing and interest payments on all of
          the Set Aside Purchase Notes shall be payable directly to the
          Company until such time as an Event of Default (as defined in
          Section 7.6 hereof) shall occur and be continuing.  Under the
          terms of the Set Aside Purchase Notes, only that principal and
          interest thereon which is Excess Interest and Principal may be
          payable to the Bank.  The parties hereto confirm that annual
          principal payments made under the Set Aside Purchase Notes listed
          in Exhibit A hereto, as requiring such annual principal payment,
          will belong to the Company until such time as an Event of Default
          shall occur and be continuing.  The parties hereto further
          confirm that any deferred interest and principal on a Set Aside
          Purchase Note paid at the maturity thereof shall belong to the
          Company so long as an Event of Default shall not have occurred
          and be continuing.

                    (c)  J&B shall deliver to the Bank a Consent Agreement
          in the form of Exhibit B hereto, executed by each Investing
          Partnership listed in Exhibit A hereto, under which the Investing
          Partnership shall (i) consent to J&B's assignment to the Bank of
          the Investing Partnership's Set Aside Purchase Note, (ii) consent
          to J&B's delivery of the Investing Partnership's Set Aside
          Purchase Note to the Bank, and (iii) agree that upon receiving
          the Bank's notice of an Event of Default, the Investing
          Partnership shall pay all sums due under its Set Aside Purchase
          Note directly to the Bank.  Upon receipt of each such Consent and
          Agreement, the Bank shall execute and deliver to the Company a
          receipt therefor.

                    Section 7.3.  Purchased Partnership Interests.
                                  -------------------------------

                    (a)  Each Investing Partnership listed in Exhibit A
          hereto, in order to secure its payment of the principal of and
          interest on its Set Aside Purchase Note, has entered into a
          Security Agreement listed in Exhibit A hereto (a "Security
          Agreement") under which the Investing Partnership has granted a
          security interest (a "Security Interest") in that Investing
          Partnership's limited partnership interest listed in Exhibit A
          hereto (a "Purchased Partnership Interest") in a respective
          Operating Partnership listed in Exhibit A hereto (an "Operating
          Partnership").

                    (b)  In order to secure the payment of the Bank's fees
          and expenses under this Section 7 and the payment of principal of
          and interest on the Debentures, subject to the terms and
          conditions of Section 7.4 hereof, J&B hereby grants the Bank a
          security interest in and assigns to the Bank, for the benefit of
          the Bank and the owners of the Debentures from time to time, all
          of J&B's rights, title and interest in and to each Security
          Agreement listed in Exhibit A hereto, each Security Interest in a
          Purchased Partnership Interest created under any such Security
          Agreement, each such Purchased Partnership Interest, each
          distribution due and payable or made from time to time on such
          Purchased Partnership Interest, and the proceeds thereof.  In
          order to perfect such security interest, J&B shall deliver to the
          Bank Uniform Commercial Code Financing Statements ("Financing
          Statements") for filing by the Bank with the such appropriate
          governmental authorities indicated by J&B to the Bank, and hereby
          agrees to deliver to the Bank from time to time such additional
          Financing Statements as must be filed with such appropriate
          governmental authorities in order to continue the perfection of
          such security interest.  Notwithstanding the assignments of the
          above mentioned Security Agreements, Security Interests,
          Purchased Partnership Interests, and due and payable or paid
          distributions on Purchased Partnership Interests to the Bank, all
          distributions on such Purchased Partnership Interests shall be
          payable directly to the respective Investing Partnership if an
          event of default shall not have occurred and be continuing under
          that Investing Partnership's Set Aside Purchase Note; or to the
          Bank for payment to the Company if the Bank shall foreclose on
          the Security Interest pursuant to Section 7.5(f) hereof, and
          shall be payable directly to the Bank for the benefit of the Bank
          and the owners of the Debentures only if the Bank shall foreclose
          on the Security Interest pursuant to Section 7.5(e) hereof.

                    (c)  J&B shall deliver to the Bank a Consent,
          Assignment and Agreement in the form of Exhibit C hereto,
          executed by each Investing Partnership and Operating Partnership
          listed in Exhibit A hereto, under which the Investing Partnership
          and Operating Partnership shall (i) consent to J&B's assignment
          to the Bank of the respective Security Agreement, Security
          Interest, Purchased Partnership Interest, each distribution due
          and payable or made from time to time on the Purchased
          Partnership Interest, and the proceeds thereof; (ii) consent to
          J&B's delivery of the above mentioned Financing Statements and
          the Bank's filing of the Financing Statements from time to time
          with the appropriate governmental authorities; (iii) assign to
          the Bank all distributions which may be due and payable or made
          from time to time on the Purchased Partnership Interest (subject
          to the terms and conditions set forth in this Bank Agreement)
          until all outstanding obligations under the Set Aside Purchase
          Note which is in default shall have been paid in full (including,
          without limitation, all costs of collection, reasonable attorney
          fees and other fees and expenses) and (iv) agree that upon
          foreclosure of the Security Interest, all distributions on the
          Purchased Partnership Interest shall be paid directly to the
          Bank, as the assignee of J&B, regardless of whether the Bank
          becomes a substituted limited partner in place of the Investing
          Partnership in the Operating Partnership but subject to the
          limitations set forth in clause (iii) above.  Upon receipt of
          each such Consent, Assignment and Agreement, the Bank shall
          execute and deliver to the Company a receipt therefor.

                    Section 7.4.  Attachment of Security Interests.
                                  --------------------------------

                    Notwithstanding anything to the contrary in this Bank
          Agreement, each security interest granted by J&B to the Bank
          under this Section 7 shall become effective and shall attach only
          upon J&B's delivery to the Bank of the respective Set Aside
          Purchase Note, and the related Consent and Agreement and
          Financing Statements pertaining to that Set Aside Purchase Note
          and the related Consent, Assignment and Agreement and related
          Financing Statements pertaining to the Purchased Partnership
          Interest.  J&B shall be obligated to deliver to the Bank only
          those Set Aside Purchase Notes selected by J&B in its sole
          discretion as shall have an aggregate balance of principal due at
          maturity equal to at least twice the principal amount of the
          Debentures which will be sold at the respective Initial Closing
          or Additional Closing, together with the related Consent and
          Agreement and Financing Statements pertaining to that Set Aside
          Purchase Note, and the related Consent, Assignment and Agreement
          and related Financing Statements pertaining to the Purchased
          Partnership Interest.  At such time as the Company shall send to
          the Bank the Company's irrevocable notice that there will not be
          any further Additional Closings, the Company and the Bank shall
          thereupon acknowledge and append hereto an additional Exhibit E
          listing the Set Aside Purchase Notes, Investing Partnerships,
          Operating Partnerships and Security Agreements, in which the Bank
          will have security interests under this Section 7.

                    Section 7.5.  Duties of the Bank.
                                  ------------------

                    (a)  The Bank shall hold the notes, Agreements and
          instruments deposited with it for the purposes of this Bank
          Agreement and for the benefit of the Bank and of the owners of
          the Debentures from time to time, shall file the Financing
          Statements delivered to it from time to time by J&B with the
          appropriate governmental authorities indicated by J&B to the Bank
          and shall perform all duties imposed upon it by this Bank
          Agreement until this Bank Agreement is terminated.  The security
          interests and assignments created by this Bank Agreement and by
          each Consent, Assignment and Agreement shall automatically
          terminate when all of the Debentures and all amounts payable to
          the Bank under this Bank Agreement have been paid in full. 
          Thereupon, the Bank shall return to J&B the Set Aside Purchase
          Notes deposited with it pursuant to Section 7.2(b) hereof, and
          shall file with the appropriate governmental authorities
          indicated by J&B to the Bank Financing Statements delivered by
          J&B to the Bank recording the termination of the Bank's security
          interests and assignments granted under this Bank Agreement and
          each Consent, Assignment and Agreement.

                    (b)  Upon the occurrence of an Event of Default, the
          Bank shall declare the entire outstanding aggregate principal
          balance of all the Debentures due and immediately payable with
          accrued interest thereon.  In addition, the Bank shall
          immediately notify the makers of the Set Aside Purchase Notes
          that all payments to be made thereafter on the Set Aside Purchase
          Notes shall be paid directly to the Bank.

                    The Bank shall collect all payments received under the
          foregoing security interests and assignments and apply them for
          the benefit of the Bank and of the owners of the Debentures
          firstly to the payment of all costs of collection, secondly to
          the payment of the Bank's fees and expenses, thirdly to the
          payment of all accrued interest (including, without limitation,
          interest accrued after the date of the Event of Default) and next
          to the repayment of principal of the Debentures, until all
          amounts due under the Debentures shall have been paid in full
          together with all costs of collection, fees and expenses.

                    (c)  Upon the occurrence of an Event of Default, the
          Bank shall be entitled to institute action against the
          Co-Obligors, jointly or severally, to collect payment under the
          Debentures without any prior requirement to attempt to collect
          any funds under the Set Aside Purchase Notes or the related
          Purchased Partnership Interests.  In the event that the Company
          shall default on its payment obligations to the Bank under this
          Bank Agreement, the Bank shall be entitled to institute action
          against the Co-Obligors, jointly or severally, to collect payment
          under this Bank Agreement, without any prior requirement to
          attempt to collect any funds under the Set Aside Purchase Notes
          or the related Purchased Partnership Interests.

                    (d)  Upon the occurrence of an Event of Default, the
          Bank, in its discretion, is authorized to, but shall not be
          required to, proceed in any way legally available to it to
          liquidate the Set Aside Purchase Notes and the Purchased
          Partnership Interests (if the Bank shall have foreclosed on such
          Set Aside Purchase Note pursuant to Section 7.5(e) hereof)
          including, but not limited to, the public or private sale of all
          or any part thereof upon three (3) days' prior notice to the
          Co-Obligors, free and clear of any claim, lien, charge or
          encumbrance including, without limitation, any right of equity of
          redemption.  The Bank shall apply the proceeds of any such sale
          firstly to the payment of the expenses of the sale, secondly to
          the payment of the Bank's fees and expenses, thirdly to the
          payment of accrued interest including accrued interest from and
          after the Event of Default, and next to the payment of principal
          of the Debentures.  The Bank shall not be liable to any of the
          Co-Obligors or their affiliates because of any sale or the
          consequences thereof.

                    (e)  While an Event of Default is continuing, if there
          shall occur or if there shall have occurred and be continuing an
          event of default under any Set Aside Purchase Note, the Bank
          shall immediately send written notice of that event of default
          under that Set Aside Purchase Note to the maker of that Set Aside
          Purchase Note.  If that event of default is continuing after the
          expiration of the grace period, if any, contained in that Set
          Aside Purchase Note, the Bank shall immediately foreclose on the
          Security Interest in the related Purchased Partnership Interest
          by notifying the general partner of the related Operating
          Partnership of the foreclosure.  The Bank shall send a notice to
          the Investing Partnership stating that it is retaining the
          Purchased Partnership Interest in discharge of the defaulted Set
          Aside Purchase Note pursuant to Section 9-505 of the Uniform
          Commercial Code and shall request admission as a substituted
          limited partner in place of the related Investing Partnership in
          that Operating Partnership, subject to obtaining previous
          Multi-family Participation Clearance from the United States
          Department of Housing and Urban Development ("HUD 2530
          Clearance") with respect to that Operating Partnership, if
          required, in satisfaction of that Set Aside Purchase Note (but
          not of any Debenture); provided, that during any time period
          pending obtaining HUD 2530 Clearance, if required, or if HUD 2530
          Clearance is required for that Operating Partnership but cannot
          be obtained, or if the Bank may not be admitted as a substituted
          limited partner in the Operating Partnership for any reason, the
          Bank shall nevertheless be entitled to receive all distributions
          from that Operating Partnership as the assignee of J&B and this
          Bank Agreement shall operate as an assignment of such
          distributions by the Investing Partnership, subject to the
          limitations set forth in Section 7.3(c).  In addition, while an
          Event of Default is continuing, if there shall occur or if there
          shall have occurred and be continuing an event of default under
          any Set Aside Purchase Note or under any Partnership Agreement
          governing the Operating Partnership related to the Purchased
          Partnership Interest, the Bank shall be authorized to exercise
          any and all rights and remedies available to it as the holder of
          the respective Set Aside Purchase Note, the substituted partner
          or assignee with respect to the Purchased Partnership Interest in
          the related Operating Partnership, as well as any other remedy
          available under law or equity.  The Bank shall apply the proceeds
          of its exercise of the above mentioned rights and remedies
          firstly to the payment of all costs of collection, secondly to
          the payment of the Bank's fees and expenses, thirdly to the
          payment of all accrued interest (including, without limitation,
          interest accrued after the date of the Event of Default) and next
          to repayment of principal of the Debentures, until all amounts
          due under the Debentures shall have been paid in full together
          with all costs of collection, fees and expenses.

                    (f)  If a default on any payment of principal or
          interest on a Set Aside Purchase Note shall occur while no Event
          of Default is continuing, then the Company shall immediately give
          the Bank notice thereof and upon receiving such notice the Bank
          shall immediately send written notice of that event of default
          under that Set Aside Purchase Note to the maker of that Set Aside
          Purchase Note.  If that event of default is continuing after the
          expiration of the grace period, if any, contained in that Set
          Aside Purchase Note, the Bank shall immediately foreclose on the
          Security Interest in the related Purchased Partnership Interest
          by notifying the general partner of the related Operating
          Partnership of such foreclosure.  The Bank shall send a notice to
          the Investing Partnership stating that it is retaining the
          Purchased Partnership Interest in discharge of the defaulted Set
          Aside Purchase Note pursuant to Section 9-505 of the Uniform
          Commercial Code and shall request admission as a substituted
          limited partner in place of the related Investing Partnership in
          that Operating Partnership, subject to obtaining HUD 2530
          Clearance, if required, in satisfaction of that Set Aside
          Purchase Note (but not of any Debenture); provided that during
          any time period pending obtaining HUD 2530 Clearance, if
          required, or if HUD 2530 Clearance is required for that Operating
          Partnership but cannot be obtained, or if the Bank may not be
          admitted as a substituted limited partner in the Operating
          Partnership for any reason, the Bank shall be entitled
          nevertheless to receive all distributions from that Operating
          Partnership as the assignee of J&B and this Bank Agreement shall
          operate as an assignment of such distributions by the Investing
          Partnership, subject to the limitations set forth in Section
          7.3(c).  The Bank shall pay over to the Company any amounts
          received from the Operating Partnership unless and until an Event
          of Default occurs.  If and when such Event of Default shall
          occur, the Bank shall follow the procedures specified in Sections
          7.5 (b)-(e) of this Bank Agreement.

                    (g)  The rights and remedies enumerated herein are in
          addition to and not in lieu of any other right or remedy
          available to the Bank under law or equity, including, without
          limitation, rights and remedies available to a secured party
          under the Uniform Commercial Code; provided, however, that the
          Bank shall not be entitled to apply the proceeds of the
          foreclosure of any Set Aside Purchase Note or Purchased
          Partnership Interest to amounts owing to the Bank under this Bank
          Agreement unless an Event of Default shall occur and be
          continuing.  The Bank shall be entitled to exercise one or more
          remedies at the same time, all such rights and remedies being
          cumulative and not mutually exclusive.

                    (h)  The Co-Obligors shall remain jointly and severally
          liable for any deficiency remaining after the application of
          proceeds of the foreclosure of any Set Aside Purchase Note or
          Purchased Partnership Interest collected by the Bank including,
          but not limited to, all actual costs and expenses of collection
          (including, without limitation, reasonable attorneys' fees and
          expenses).  If any funds shall remain in the possession of the
          Bank after the payment of all amounts due under the Debentures,
          all such costs of collection thereof and all other actual fees
          and expenses (including without limitation reasonable attorney's
          fees and expenses) of the Bank, the Bank shall deliver such
          remaining funds to the Company.  The provisions of this Section
          7.5(h) shall survive the termination of this Bank Agreement.

                    Section 7.6.  Events of Default.
                                  -----------------

                    If either of the following events (an "Event of
          Default") shall occur and be continuing for any reason whatsoever
          (and whether such occurrence shall be voluntary or involuntary or
          come about or be effected by operation of law or otherwise):

                    (i)  the Company defaults in the payment of any part of
               the principal of or interest on any Debenture when the same
               shall become due and payable, and such default shall have
               continued for more than 15 days; or

                    (ii) the Company fails to redeem a pro rata portion of
               the Debentures at the time set for mandatory redemption and
               such default shall have continued for more than 15 days;

          then, the Bank, by notice to the Company, or the owners of at
          least 25% of the principal amount of the Debentures, by notice to
          the Company and to the Bank, may declare the entire principal of
          and accrued interest on all Debentures to become immediately due
          and payable at par without presentment, demand, protest or other
          notice of any kind, all of which are waived by the Company.

                    Section 7.7.  Sale of Set Aside Purchase Notes.
                                  --------------------------------

                    The Company may from time to time while no Event of
          Default shall have occurred and be continuing arrange the sale of
          one or more Set Aside Purchase Notes to a third party, subject to
          the following conditions:

                    (i)  The Company shall give prompt written notice
               thereof to the Bank together with all relevant details of
               the proposed transaction.

                    (ii) As part of the consideration to be paid by the
               purchaser of each Set Aside Purchase Note to be sold, the
               purchaser shall pay directly to the Bank cash in the amount
               equal to 50% of the principal balance due at maturity of
               that Set Aside Purchase Note plus an amount sufficient to
               pay accrued interest on the pro rata portion of Debentures
               to be prepaid pursuant to subparagraph (iv) below.

                    (iii) The total consideration to be paid upon sale of a
               Set Aside Purchase Note shall not be less the 50% of the
               principal balance due at maturity thereof plus an amount
               sufficient to pay accrued interest on the pro rata portion
               of Debentures to be prepaid pursuant to subparagraph (iv)
               below.

                    (iv) Upon receipt of cash as provided in subparagraph
               (ii) above, the Bank will apply the proceeds to the pro rata
               redemption of the Debentures at par plus payment of accrued
               interest thereon.  Thereafter, the Bank shall deliver each
               Set Aside Purchase Note that is then sold to the purchaser
               together with an assignment of Security Interest and
               Security Agreement covering the related Purchased
               Partnership Interest.  Subject to Section 8(b) hereof the
               Bank shall have no liability whatsoever to the purchaser or
               any party hereto for its actions pursuant to this Section
               7.7.

                    Section 7.8.  Fees and Expenses.  
                                  -----------------
                                                      In addition to the
          administration fee set forth in Section 1.7 hereof, the Bank
          shall be entitled to compensation for its services under this
          Section 7 in the amount of $2,500 as an acceptance fee, payable
          upon execution and delivery of this Bank Agreement; and
          administrative fees, payable annually on the anniversary date of
          this Bank Agreement, based upon the aggregate principal amount of
          outstanding Debentures ten days prior to the anniversary date, in
          the following amounts:

               $1,000,000 outstanding . . . . . . . . . . . . . . .  $2,500
               $1,000,001 to $2,000,000 outstanding . . . . . . . .  $3,000
               $2,000,001 to $3,000,000 outstanding . . . . . . . .  $4,000
               $3,000,001 to $4,000,000 outstanding . . . . . . . .  $5,000
               $4,000,001 to $5,000,000 outstanding . . . . . . . .  $6,000
               $5,000,001 to $6,000,000 outstanding . . . . . . . .  $7,000
               $6,000,001 to $7,000,000 outstanding . . . . . . . .  $8,000
               $7,000,001 to $7,300,000 outstanding . . . . . . . .  $9,000

          The Company shall reimburse the Bank for its actual out-of-pocket
          expenses incurred in connection with its obligations pursuant to
          this Section 7 (including, but not limited to, actual expenses
          for stationery, postage, telephone, telex, wire transfers,
          telecopy, retention of records, and the filing of Financing
          Statements, and reasonable fees and expenses of counsel), payable
          within ten (10) days after the Bank gives notice to the Company
          that it incurred such expenses.  The obligation to pay such
          compensation and reimburse such expenses shall be borne solely by
          the Company.  The Set Aside Purchase Notes and the related
          Purchased Partnership Interests in which the Bank has a security
          interest will be available to satisfy the Company's payment
          obligations to the Bank under this Section 7.8 only when an Event
          of Default has occurred and is continuing.  The Company shall not
          be obligated to reimburse the Bank for any costs or expenses
          incurred in connection with the preparation and execution of this
          Bank Agreement.  The provisions of this Section 7.8 shall survive
          the termination of this Bank Agreement.

                    Section 8.  Other Rights and Duties of Bank.
                                -------------------------------

                    (a)  The Bank need exercise only those rights and need
          perform only those duties that are contemplated or specifically
          set forth in this Bank Agreement and no others.

                    (b)  Notwithstanding anything herein to the contrary,
          the Bank may not be relieved from liability for its own grossly
          negligent action, its own grossly negligent failure to act, or
          its own willful misconduct except that:

                         1.  This paragraph does not limit the effect of
               paragraph (a) of this Section.

                         2.  The Bank shall not be liable with respect to
               any action it takes or omits to take in good faith in
               accordance with a Notice received by it pursuant to Section
               17(b) of the Subscription Agreement.

                    (c)  The Bank may rely on any document believed by it
          to be genuine and to have been signed or presented by the proper
          person.  The Bank need not investigate any fact or matter stated
          in the document.

                    (d)  Before the Bank acts or refrains from acting, it
          may require an officer's certificate or an opinion of counsel. 
          The Bank shall not be liable for any action it takes or omits to
          take in good faith in reliance on the certificate or opinion.

                    (e)  The Bank may act through agents and shall not be
          responsible for the misconduct or negligence of any agent
          appointed with due care.

                    Section 9.  No Representations.
                                ------------------
                                                     The Bank makes no
          representation as to the validity or adequacy of this Bank
          Agreement or the Debentures, or any Set Aside Purchase Note or
          Purchased Partnership Interest in which the Bank has a security
          interest, or any Financing Statement delivered to it by J&B or
          the Bank's filing of any such Financing Statement with any
          governmental authority; it shall not be accountable for the
          Company's use of the proceeds from the Debentures and it shall
          not be responsible for any statement in the Memorandum or in the
          Debentures other than its authentication.

                    Section 10.  Indemnification.  
                                 ---------------
                                                   The Company shall
          indemnify, defend and hold the Bank harmless from and against any
          and all loss, damage, liability, claim and expense, including
          taxes (other than taxes based on the income of the Bank) incurred
          by the Bank arising out of or in connection with its acceptance
          or performance of its obligations under this Bank Agreement,
          including the legal costs and expenses of defending itself
          against any claim or liability in connection with its performance
          under this Bank Agreement.  The Bank shall notify the Company
          promptly of any claim for which it may seek indemnity.  The
          Company shall defend the claim and the Bank shall cooperate in
          the defense.  The Bank may have separate counsel and the Company
          shall pay the reasonable fees and expenses of such counsel.  The
          Company need not reimburse any expense or indemnify against any
          loss or liability incurred by the Bank through gross negligence
          or bad faith.  The provisions of this Section 10 shall survive
          the termination of this Bank Agreement.

                    Section 11.  Replacement of Bank.
                                 -------------------

                    (a)  A resignation or removal of the Bank and
          appointment of a successor Bank shall become effective only upon
          the successor Bank's acceptance of appointment as provided in
          this Section 11.

                    (b)  The Bank may resign by so notifying the Company. 
          The owners of a majority in principal amount of the Debentures
          outstanding may remove the Bank for any reason by so notifying
          the Bank and the Company.  The Company may remove the Bank if:

                    (i)   the Bank is adjudged a bankrupt or an insolvent;

                    (ii)  a receiver or public officer takes charge of the
               Bank or its property; or

                    (iii) the Bank becomes incapable of acting.

                    (c)  (i)  If the Bank resigns or is removed or if a
          vacancy exists in the office of the Bank for any reason, the
          Company shall promptly appoint a successor Bank.

                    (ii)  If a successor Bank does not take office within
          60 days after the retiring Bank gives notice of resignation or
          action is taken to remove the retiring Bank, the retiring Bank,
          the Company or the owners of at least 10% in principal amount of
          the Debentures outstanding may petition any court of competent
          jurisdiction for the appointment of a successor Bank.

                    (iii)  A successor Bank shall deliver a written
          acceptance of its appointment to the retiring Bank and the
          Company.  Thereupon the resignation or removal of the retiring
          Bank shall become effective and the successor Bank shall have all
          the rights, powers and duties of the Bank under this Bank
          Agreement.  The successor Bank shall mail a notice of its
          succession to Debenture owners.  Upon payment to the retiring
          Bank of all amounts owed to it under this Bank Agreement, the
          retiring Bank shall promptly transfer all property held by it as
          Bank to the successor Bank.

                    (d)  If the Bank consolidates, merges or converts into,
          or transfers all or substantially all of its corporate trust
          business to, another corporation, the successor corporation
          without any further act shall be the successor Bank.

                    Section 12.  Notices.  
                                 -------
                                           All notices and other
          communications pursuant to this Bank Agreement shall be in
          writing and shall be delivered by hand or sent by registered or
          certified mail, return receipt requested, or by facsimile,
          confirmed by writing, delivered by hand or sent by registered or
          certified mail, return receipt requested, delivered or sent on
          the date of the facsimile, addressed as follows:

                    (a)  If to the Company:

                         J&B Management Company
                         One Executive Drive
                         Fort Lee, New Jersey  07024
                         Facsimile Number:  201 947-6663
                         Attention:  Bernard M. Rodin

                         With a copy to:

                         Reid & Priest
                         40 West 57th Street
                         New York, New York  10019
                         Facsimile Number: (212) 603-2298
                         Attention:  Gerald E. Eppner

                    (b)  If to Debenture owners:

                         At the addresses of the registered owners
                         appearing in the register maintained by the Bank.

                    (c)  If to Bank:

                         The Bank of New York
                         101 Barclay Street
                         New York, New York  10286
                         Facsimile Number:  212 815-5999
                         Attention:  Sandra Padmore-Lewis,
                                       Corporate Trust
                                       Trustee Administration

          or at such other address as a party shall have last furnished to
          the other parties hereto in writing.  Any notice provided for
          herein shall be deemed to have been given on the date of the
          receipt of the notice by hand delivery or of the facsimile or the
          third Business Day after the date of mailing, certified mail,
          return receipt requested.

                    Section 13.  Choice of Law.  
                                 -------------
                                                 This Bank Agreement shall
          be governed by the laws of the State of New York, without giving
          effect to the principles of conflicts of law thereof.

                    Section 14.  Prior Agreements; Amendment.
                                 ---------------------------
                                                               This Bank
          Agreement, together with each Consent and Agreement and each
          Consent, Assignment and Agreement referred to in Section 7
          hereof, sets forth the entire Agreement of the parties hereto
          with respect to the subject matter hereof and supersedes all
          prior Agreements, contracts, promises, representations,
          warranties, statements, arrangements and understandings, if any,
          among the parties hereto or their representatives with respect to
          the subject matter hereof.  No waiver, modification or amendment
          of any provision, term or condition hereof shall be valid unless
          in writing and signed by all parties hereto, and any such waiver,
          modification or amendment shall be valid only to the extent
          therein set forth.

                    Section 15.  Successors.  
                                 ----------
                                              This Bank Agreement shall be
          binding upon and inure to the benefit of the parties hereto and
          their respective successors and permitted assigns.

                    Section 16.  Enforceability.  
                                 --------------
                                                  Any provision of this
          Bank Agreement which may be determined by competent authority to
          be prohibited or unenforceable in any jurisdiction shall, as to
          such jurisdiction, be ineffective to the extent of such
          prohibition or unenforceability without invalidating the
          remaining provisions hereof, and any such prohibition or
          unenforceability in any jurisdiction shall not invalidate or
          render unenforceable such provision in any other jurisdiction.

                    Section 17.  Counterparts.  
                                 ------------
                                                This Bank Agreement may be
          executed in any number of counterparts, each of which shall be an
          original, but all of which together shall constitute one
          instrument.

                    Section 18.  Definitions.  
                                 -----------
                                               All terms used in this Bank
          Agreement and not otherwise defined herein shall have the
          meanings ascribed to them in the Memorandum.

                    IN WITNESS WHEREOF, the parties hereto have executed
          this Bank Agreement as of the date first above written.

                                             J&B MANAGEMENT COMPANY


                                             By:  /s/ John Luciani
                                                 --------------------------
                                                 Title:  General Partner


                                             LEISURE CENTERS, INC.


                                             By:  /s/ John Luciani
                                                 --------------------------
                                                 Title:  President


                                             J&B MANAGEMENT CORP.


                                             By:  /s/ John Luciani
                                                 --------------------------
                                                 Title:  President


                                             SULGRAVE REALTY CORPORATION


                                             By:  /s/ John Luciani
                                                 --------------------------
                                                 Title:  President


                                             WILMART DEVELOPMENT CORP.


                                             By:  /s/ John Luciani
                                                 --------------------------
                                                 Title:  President


                                             THE BANK OF NEW YORK


                                             By:  /s/ Peter Lagatta
                                                 --------------------------
                                                 Title:  Assistant 
                                                         Vice President

          <PAGE>

             
                                                           EXHIBIT A        
                                                           to Bank Agreement
                                                           -----------------

          1.   (a)  Investing Partnership:  Benito Associates, a New Jersey
                    limited partnership

               (b)  Operating Partnership:  Villa San Benito, Associates,
                    Ltd., a Texas limited partnership

               (c)  Set Aside Purchase Note:

                    (i)   Principal Amount:       $375,000

                    (ii)  Date of Issue:          February 1, 1982

                    (iii) Maturity Date:          December 31, 1997

                    (iv)  Annual Payment of
                          Principal:              NOT REQUIRED

                    (v)   Total Payments of
                          Principal deemed made
                          as of July 31, 1991:    NOT APPLICABLE

                    (vi)  Total Scheduled
                          Principal Payments
                          Prior to Maturity:      NOT APPLICABLE

                    (vii) Balance of Principal
                          Due at Maturity:        $375,000

                    (viii)Prepaid Interest as of
                          July 31, 1991:          $23,063

               (d)  Security Agreement:  Purchase Agreement, dated February
                    1, 1982, by and among Howard Samuels, Howard Squadron,
                    Stanley Plesent, John W. Luciani, Bernard M. Rodin
                    ("Sellers") and Benito Associates (Sellers' respective
                    rights and interests under the Security Agreement have
                    been sold, transferred and assigned to J&B Management
                    Company).

               (e)  Purchased Partnership Interest:  24.75% limited
                    partnership interest in the Operating Partnership
              

             
          2.   (a)  Investing Partnership:  Benito Valley Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  Villa San Benito Associates,
                    Ltd., a Texas limited partnership

               (c)  Set Aside Purchase Note:

                    (i)   Principal Amount:       $375,000

                    (ii)  Date of Issue:          February 1, 1982

                    (iii) Maturity Date:          December 31, 1997

                    (iv)  Annual Payment of
                          Principal:              NOT REQUIRED

                    (v)   Total Payments of
                          Principal deemed made
                          as of July 31, 1991:    NOT APPLICABLE

                    (vi)  Total Scheduled
                          Principal Payments
                          Prior to Maturity:      NOT APPLICABLE

                    (vii) Balance of Principal
                          Due at Maturity:        $375,000

                    (viii)Prepaid Interest as of
                          July 31, 1991:          $23,063

               (d)  Security Agreement:  Purchase Agreement, dated February
                    2, 1982, by and among Howard Samuels, Howard Squadron,
                    Stanley Plesent, John W. Luciani, Bernard M. Rodin
                    ("Sellers") and Benito Valley Associates (Sellers'
                    respective rights and interests under the Security
                    Agreement have been sold, transferred and assigned to
                    J&B Management Company).

               (e)  Purchased Partnership Interest:  24.75% limited
                    partnership interest in the Operating Partnership
              

             
          3.   (a)  Investing Partnership:  Rio Benito Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  Villa San Benito Associates,
                    Ltd., a Texas limited partnership

               (c)  Set Aside Purchase Note:

                    (i)   Principal Amount:       $375,000

                    (ii)  Date of Issue:          February 1, 1982

                    (iii) Maturity Date:          December 31, 1997

                    (iv)  Annual Payment of
                          Principal:              NOT REQUIRED

                    (v)   Total Payments of
                          Principal deemed made
                          as of July 31, 1991:    NOT APPLICABLE

                    (vi)  Total Scheduled
                          Principal Payments
                          Prior to Maturity:      NOT APPLICABLE

                    (vii) Balance of Principal
                          Due at Maturity:        $375,000

                    (viii)Prepaid Interest as of
                          July 31, 1991:          $23,063

               (d)  Security Agreement:  Purchase Agreement, dated February
                    1, 1982, by and among Howard Samuels, Howard Squadron,
                    Stanley Plesent, John W. Luciani, Bernard M. Rodin
                    ("Sellers") and Rio Benito Associates (Sellers'
                    respective rights and interests under the Security
                    Agreement have been sold, transferred and assigned to
                    J&B Management Company).

               (e)  Purchased Partnership Interest:  24.75% limited
                    partnership interest in the Operating Partnership
              

             
          4.   (a)  Investing Partnership:  San Benito Associates-I, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  Villa San Benito Associates,
                    Ltd., a Texas limited partnership

               (c)  Set Aside Purchase Note:

                    (i)   Principal Amount:       $375,000

                    (ii)  Date of Issue:          February 1, 1982

                    (iii) Maturity Date:          December 31, 1997

                    (iv)  Annual Payment of
                          Principal:              NOT REQUIRED

                    (v)   Total Payments of
                          Principal deemed made
                          as of July 31, 1991:    NOT APPLICABLE

                    (vi)  Total Scheduled
                          Principal Payments
                          Prior to Maturity:      NOT APPLICABLE

                    (vii) Balance of Principal
                          Due at Maturity:        $375,000

                    (viii)Accrued Interest as of
                          July 31, 1991:          $23,063

               (d)  Security Agreement:  Purchase Agreement, dated February
                    1, 1982, between and among Howard Samuels, Howard
                    Squadron, Stanley Plesent, John W. Luciani, Bernard M.
                    Rodin ("Sellers") and San Benito Associates-I (Sellers'
                    respective rights and interests under the Security
                    Agreement have been sold, transferred and assigned to
                    J&B Management Company).

               (e)  Purchased Partnership Interest:  24.75% limited
                    partnership interest in the Operating Partnership
              

             
          5.   (a)  Investing Partnership:  Rio Donna Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  Donna Village, Ltd., a Texas
                    limited partnership

               (c)  Set Aside Purchase Note:

                    (i)   Principal Amount:       $1,215,000

                    (ii)  Date of Issue:          December 23, 1982

                    (iii) Maturity Date:          December 31, 1997

                    (iv)  Annual Payment of
                          Principal:              NOT REQUIRED

                    (v)   Total Payments of
                          Principal deemed made
                          as of July 31, 1991:    NOT APPLICABLE

                    (vi)  Total Scheduled
                          Principal Payments
                          Prior to Maturity:      NOT APPLICABLE

                    (vii) Balance of Principal
                          Due at Maturity:        $1,215,000

                    (viii)Accrued Interest as of
                          July 31, 1991:          $292,501

               (d)  Security Agreement:  Purchase Agreement, dated December
                    23, 1982, by and between Windmill Four Associates, a
                    New Jersey limited partnership ("Seller") and Rio Donna
                    Associates (Seller's respective rights and interests
                    under the Security Agreement have been sold,
                    transferred and assigned to J&B Management Company).

               (e)  Purchased Partnership Interest:  99% limited
                    partnership interest in the Operating Partnership
              

             
          6.   (a)  Investing Partnership:  Rio Dolores Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  Rio Hondo Village, Ltd., a
                    Texas limited partnership

               (c)  Set Aside Purchase Note:

                    (i)   Principal Amount:       $860,000

                    (ii)  Date of Issue:          April 28, 1982

                    (iii) Maturity Date:          March 31, 1998

                    (iv)  Annual Payment of
                          Principal:              $ 10,000

                    (v)   Total Payments of
                          Principal deemed made
                          as of July 31, 1991:        ----

                    (vi)  Total Scheduled
                          Principal Payments
                          Prior to Maturity:      $150,000

                    (vii) Balance of Principal
                          Due at Maturity:        $210,000

                    (viii)Accrued Interest as of
                          July 31, 1991:          $220,883

               (d)  Security Agreement:  Purchase Agreement, dated April
                    28, 1983, by and between Windmill One Associates, a New
                    Jersey Limited Partnership ("Seller") and Rio Dolores
                    Associates (Seller's respective rights and interests
                    under the Security Agreement have been sold,
                    transferred and assigned to J&B Management Company).

               (e)  Purchased Partnership Interest:  99% limited
                    partnership interest in the Operating Partnership
              

             
          7.   (a)  Investing Partnership:  Rio Alma Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  Alamo Village, Ltd., a Texas
                    limited partnership

               (c)  Set Aside Purchase Note:

                    (i)   Principal Amount:       $1,165,000

                    (ii)  Date of Issue:          April 28, 1983

                    (iii) Maturity Date:          March 31, 1998

                    (iv)  Annual Payment of
                          Principal:              $ 14,000

                    (v)   Total Payments of
                          Principal deemed made
                          as of July 31, 1991:    $ 36,000

                    (vi)  Total Scheduled
                          Principal Payments
                          Prior to Maturity:      $210,000

                    (vii) Balance of Principal
                          Due at Maturity:        $955,000

                    (viii)Accrued Interest as of
                          July 31, 1991:          $411,637

               (d)  Security Agreement:  Purchase Agreement, dated April
                    28, 1983, by and between Windmill Three Associates, a
                    New Jersey limited partnership ("Seller") and Rio Alma
                    Associates (Seller's respective rights and interests
                    under the Security Agreement have been sold,
                    transferred and assigned to J&B Management Company).

               (e)  Purchased Partnership Interest:  99% limited
                    partnership interest in the Operating Partnership
              

             
          8.   (a)  Investing Partnership:  Huntsville Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  Cedarwood Associates, Ltd., a
                    Texas limited partnership

               (c)  Set Aside Purchase Note:

                    (i)   Principal Amount:       $1,440,000

                    (ii)  Date of Issue:          June 27, 1983

                    (iii) Maturity Date:          March 31, 1998

                    (iv)  Annual Payment of
                          Principal:              $ 14,500

                    (v)   Total Payments of
                          Principal deemed made
                          as of July 31, 1991:       ---

                    (vi)  Total Scheduled
                          Principal Payments
                          Prior to Maturity:      $217,500

                    (vii) Balance of Principal
                          Due at Maturity:        $1,222,500

                    (viii)Accrued Interest as of
                          July 31, 1991:          $628,828

               (d)  Security Agreement:  Purchase Agreement, dated June 27,
                    1983, by and among John W. Luciani, Bernard M. Rodin,
                    Ronald G. Rubin and Joseph Eletto ("Sellers") and
                    Huntsville Associates (Sellers' respective rights and
                    interests under the Security Agreement have been sold,
                    transferred and assigned to J&B Management Company).

               (e)  Purchased Partnership Interest:  99% limited
                    partnership interest in the Operating Partnership
              

             
          9.   (a)  Investing Partnership:  Rio Juanita Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  San Juan Village, Ltd., a Texas
                    limited partnership

               (c)  Set Aside Purchase Note:

                    (i)   Principal Amount:       $1,800,000

                    (ii)  Date of Issue:          April 28, 1983

                    (iii) Maturity Date:          March 31, 1998

                    (iv)  Annual Payment of
                          Principal:              $ 23,000

                    (v)   Total Payments of
                          Principal deemed made
                          as of July 31, 1991:    $200,000

                    (vi)  Total Scheduled
                          Principal Payments
                          Prior to Maturity:      $345,000

                    (vii) Balance of Principal
                          Due at Maturity:        $1,455,000

                    (viii)Accrued Interest as of
                          July 31, 1991:          $706,665

               (d)  Security Agreement:  Purchase Agreement, dated April
                    28, 1983, by and between Pioneer Five Associates, a New
                    Jersey limited partnership ("Seller") and Rio Juanita
                    Associates (Seller's respective rights and interests
                    under the Security Agreement have been sold,
                    transferred and assigned to J&B Management Company).

               (e)  Purchased Partnership Interest:  99% limited
                    partnership interest in the Operating Partnership
              

             
          10.  (a)  Investing Partnership:  Somerset Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  Beecher House Ltd. Associates,
                    a Kentucky limited partnership

               (c)  Set Aside Purchase Note:

                    (i)   Principal Amount:       $1,890,000

                    (ii)  Date of Issue:          October 31, 1983

                    (iii) Maturity Date:          March 31, 1998

                    (iv)  Annual Payment of
                          Principal:              $ 19,000

                    (v)   Total Payments of
                          Principal deemed made
                          as of July 31, 1991:    $117,000

                    (vi)  Total Scheduled
                          Principal Payments
                          Prior to Maturity:      $285,000

                    (vii) Balance of Principal
                          Due at Maturity:        $1,605,000

                    (viii)Accrued Interest as of
                          July 31, 1991:          $555,542

               (d)  Security Agreement:  Purchase Agreement, dated October
                    31, 1983, by and among John W. Luciani, Bernard M.
                    Rodin, J&B Management Corp., Issac Wolf, Irving Weiss,
                    Ronald Rubin, Irving M. Burt, Hector Delara, Stanley
                    Sherman M.D., Richard Edwards, Huberto Baez, Nerardo
                    Hernandez, Andres L. Jiminez and Hector Valdivia
                    ("Sellers") and Somerset Associates (Sellers'
                    respective rights and interests under the Security
                    Agreement have been sold, transferred and assigned to
                    J&B Management Company).

               (e)  Purchased Partnership Interest:  98% limited
                    partnership interest in the Operating Partnership
              

             
          11.  (a)  Investing Partnership:  Wagon Hill Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  Shiloh Village Apts., Ltd., a
                    Texas limited partnership

               (c)  Set Aside Purchase Note:

                    (i)   Principal Amount:       $3,725,000

                    (ii)  Date of Issue:          August 24, 1983

                    (iii) Maturity Date:          March 31, 1998

                    (iv)  Annual Payment of
                          Principal:              $ 38,000

                    (v)   Total Payments of
                          Principal deemed made
                          as of July 31, 1991:    $ 67,000

                    (vi)  Total Scheduled
                          Principal Payments
                          Prior to Maturity:      $570,000

                    (vii) Balance of Principal
                          Due at Maturity:        $3,155,000

                    (viii)Accrued Interest as of
                          July 31, 1991:          $1,349,246

               (d)  Security Agreement:  Purchase Agreement, dated August
                    24, 1983, by and among John W. Luciani, Bernard M.
                    Rodin, J&B Management Corp., Dr. Salvatore Capone, Dave
                    H. and Reba W. Williams, Irving Weiss, Frederick J.
                    Kaeli, Dr. Arthur Eisenstein, Issac Wolf, George
                    Batchelor and Gerald N. Morkoff ("Sellers") and Wagon
                    Hill Associates (Sellers' respective rights and
                    interests under the Security Agreement have been sold,
                    transferred and assigned to J&B Management Company).

               (e)  Purchased Partnership Interest:  99% limited
                    partnership interest in the Operating Partnership
              

             
          12.  (a)  Investing Partnership:  Chase Hills Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  Chevy Chase - Mexico
                    Associates, a Missouri limited partnership

               (c)  Set Aside Purchase Note:

                    (i)   Principal Amount:       $1,090,000

                    (ii)  Date of Issue:          September 15, 1983

                    (iii) Maturity Date:          April 30, 1998

                    (iv)  Annual Payment of
                          Principal:              $ 10,000

                    (v)   Total Payments of
                          Principal deemed made
                          as of July 31, 1991:       ---

                    (vi)  Total Scheduled
                          Principal Payments
                          Prior to Maturity:      $140,000

                    (vii) Balance of Principal
                          Due at Maturity:        $950,000

                    (viii)Accrued Interest as of
                          July 31, 1991:          $313,034

               (d)  Security Agreement:  Purchase Agreement, dated
                    September 15, 1983, by and among Bernard M. Rodin, John
                    Luciani, Norman Block, Ira Levy, Stuart Tucker, Dr.
                    Elliot Klein, Gerald Zisholtz and S Jerome Berman
                    ("Sellers") and Chase Hills Associates (Sellers'.
                    respective rights and interests under the Security
                    Agreement have been sold, transferred and assigned to
                    J&B Management Company).

               (e)  Purchased Partnership Interest:  99% limited
                    partnership interest in the Operating Partnership
              

             
          13.  (a)  Investing Partnership:  Golden Village Associates, a
                    New Jersey limited partnership

               (b)  Operating Partnership:  Silver Village Apts., Ltd., a
                    New Jersey limited partnership

               (c)  Set Aside Purchase Note:

                    (i)   Principal Amount:       $2,195,000

                    (ii)  Date of Issue:          April 9, 1984

                    (iii) Maturity Date:          March 31, 1999

                    (iv)  Annual Payment of
                          Principal:              $ 22,000

                    (v)   Total Payments of
                          Principal deemed made
                          as of July 31, 1991:    $154,000

                    (vi)  Total Scheduled
                          Principal Payments
                          Prior to Maturity:      $308,000

                    (vii) Balance of Principal
                          Due at Maturity:        $1,887,000

                    (viii)Accrued Interest as of
                          July 31, 1991:          $638,692

               (d)  Security Agreement:  Purchase Agreement, dated April 9,
                    1984, by and among John W. Luciani, Bernard M. Rodin,
                    J&B Management Corp., James Cunningham, Michael Roskin,
                    Jack Yogman, James M. O'Hara, Robert Frankel, Martin
                    Wesley and Harvey Realty Company ("Sellers") and Golden
                    Village Associates (Sellers' respective rights and
                    interests under the Security Agreement have been sold,
                    transferred and assigned to J&B Management Company).

               (e)  Purchased Partnership Interest:  99% limited
                    partnership interest in the Operating Partnership
              

          <PAGE>

             
                                                       EXHIBIT B        
                                                       to Bank Agreement


                           [Form of Consent and Agreement]

                                CONSENT AND AGREEMENT

                             [PURSUANT TO SECTION 7.2(c)]
              

             
                    THIS CONSENT AND AGREEMENT, dated as of _______, 199_,
          is by and between [name of Investing Partnership] (the "Investing
          Partnership"), J&B Management Company ("J&B"), and The Bank of
          New York (the "Bank").

                                 W I T N E S S E T H:
                                 - - - - - - - - - -
              

             
                    WHEREAS, J&B, Leisure Centers, Inc., J&B Management
          Corp., Sulgrave Realty Corporation, Wilmart Development Corp. and
          the Bank have entered into that certain Bank Agreement of even
          date herewith (the "Bank Agreement"); and
              

             
                    WHEREAS, Section 7.2(c) of the Bank Agreement provides
          for the execution of this Consent and Agreement by the parties
          hereto;
              

             
                    NOW, THEREFORE, in consideration of the premises and
          the mutual covenants herein contained and other good and valuable
          consideration, receipt of which is hereby acknowledged, the
          parties hereto hereby consent and agree as follows:
              

              
                    Section 1.  Consents and Agreements.  The Investing
                                -----------------------
          Partnership hereby (i) consents to J&B's assignment to the Bank
          of the Investing Partnership's Set Aside Purchase Note; (ii)
          consents to J&B's delivery of the Investing Partnership's Set
          Aside Purchase Note to the Bank; and (iii) agrees that upon
          receiving the Bank's notice of an Event of Default, the Investing
          Partnership shall pay all sums due under its Set Aside Purchase
          Note directly to the Bank.  The Bank hereby acknowledges that
          interest and, where required, annual payments of principal, may
          be deferred until the maturity of the Set Aside Purchase Note.
              

             
                    Section 2.  Notices.  All notices and other
                                -------
          communications pursuant or relating to this Consent and Agreement
          shall be in writing and shall be delivered by hand or sent by
          registered or certified mail, return receipt requested, or by
          facsimile, confirmed by writing delivered by hand or sent by
          registered or certified mail, return receipt requested, delivered
          or sent on the date of the facsimile, addressed as follows:
              

              
                    (a)  If to the Investing Partnership:

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

                    (b)  If to J&B:

                         J&B Management Company
                         One Executive Drive
                         Fort Lee, New Jersey 07024
                         Facsimile Number:  201 947-6663
                         Attention:  Bernard M. Rodin

                    With a copy to:

                         Reid & Priest
                         40 West 57th Street
                         New York, New York 10019
                         Facsimile Number:  212 603-2298
                         Attention:  Gerald A. Eppner, Esq.

                    (c)  If to Bank:

                         The Bank of New York
                         101 Barclay Street
                         New York, New York 10286
                         Facsimile:  212 815-5999
                         Attention:  Sandra Padmore-Lewis,
                                        Corporate Trust
                                        Trustee Administration
              

             
          or at such other address as a party shall have last furnished to
          the other parties hereto in writing. Any notice provided for
          herein shall be deemed to have been given on the date of the
          receipt of the notice by hand delivery or of the facsimile or the
          third Business Day after the date of mailing, certified mail,
          return receipt requested.
              

             
                    Section 3.  Choice of Law.  This Consent and Agreement
                                -------------
          shall be governed by the laws of the State of New York, without
          giving effect to the principles of conflicts of law thereof.
              

             
                    Section 4.  Successors.  This Consent and Agreement
                                ----------
          shall be binding upon and inure to the benefit of the.parties
          hereto and their respective successors and permitted assigns.
              

             
                    Section 5.  Counterparts.  This Consent and Agreement
                                ------------
          may be executed in any number of counterparts, each of which
          shall be an original, but all of which together shall constitute
          one instrument.
              

             
                    Section 6.  Definitions.  All terms used in this
                                -----------
          Consent and Agreement and not otherwise defined herein shall have
          the meanings ascribed to them in the Bank Agreement.
              

             
                    IN WITNESS WHEREOF, the parties hereto have executed
          this Consent and Agreement as of the date first above written.


                                        [Name of Investing Partnership]


                                        By
                                          ------------------------------   
                                          Title:


                                        J&B MANAGEMENT COMPANY


                                        By
                                          ------------------------------
                                          Title:


                                        THE BANK OF NEW YORK


                                        By 
                                          ------------------------------
                                          Title:
               

          <PAGE>

             
                                                       EXHIBIT C
                                                       to Bank Agreement

                     [Form of Consent, Assignment and Agreement]

                          CONSENT, ASSIGNMENT AND AGREEMENT

                             [PURSUANT TO SECTION 7.3(c)]
              

             
                    THIS CONSENT, ASSIGNMENT AND AGREEMENT, dated as of
          ___________ __, 199_, is by and between [name of Investing
          Partnership] (the "Investing Partnership"), [name of Operating
          Partnership] (the "Operating Partnership"), J&B Management
          Company ("J&B"), and The Bank of New York (the "Bank").

                                 W I T N E S S E T H:
                                 - - - - - - - - - -
              

             
                    WHEREAS, J&B, Leisure Centers, Inc., J&B Management
          Corp., Sulgrave Realty Corporation, Wilmart Development Corp. and
          the Bank have entered into that certain Bank Agreement of even
          date herewith (the "Bank Agreement"); and
              

             
                    WHEREAS, Section 7.3(c) of the Bank Agreement provides
          for the execution of this Consent and Agreement by the parties
          hereto;
              

             
                    NOW, THEREFORE, in consideration of the premises and
          the mutual covenants herein contained and other good and valuable
          consideration, receipt of which is hereby acknowledged, the
          parties hereto hereby consent and agree as follows:
              

             
                    Section 1.  Consents. Assignments and Agreements.  The
                                ------------------------------------ 
          Investing Partnership and the Operating Partnership in which the
          Investing Partnership owns a Purchased Partnership Interest
          hereby (i) consent to J&B's assignment to the Bank of the
          Security Agreement, Security Interest, Purchased Partnership
          Interest, all distributions which may be due and payable or paid
          from time to time on such Purchased Partnership Interest, and the
          proceeds thereof, relating to the Investing Partnership's Set
          Aside Purchase Note; (ii) consent to J&B's delivery to the Bank
          of Financing Statements and to the Bank's filing of such
          Financing Statements with the appropriate governmental
          authorities in order to perfect and to continue the perfection of
          the Bank's security interest in the Security Agreement, Security
          Interest, Purchased Partnership Interest and distributions which
          may be due and payable or paid from time to time on the Purchased
          Partnership Interest; (iii) subject to the terms and conditions
          of the Bank Agreement, assign to the Bank all distributions which
          shall be due and payable or made from time to time on the
          Purchased Partnership Interest, and the proceeds thereof, until
          all outstanding obligations under the Set Aside Purchase Note, if
          such be in default, have been paid in full (including, without
          limitation, all costs of collection, reasonable attorneys' fees
          and other fees and expenses); and (iv) subject to the terms and
          conditions of the Bank Agreement, agree that upon foreclosure of
          the Security Interest all distributions made on the Purchased
          Partnership Interest shall be paid directly to the Bank, as the
          assignee of J&B, regardless of whether the Bank becomes a
          substituted limited partner in place of the Investing Partnership
          in the Operating Partnership but subject to the limitations set
          forth in clause (iii) above.
              

             
                    Section 2.  Representation of the Operating
                                -------------------------------
          Partnership.  The Operating Partnership hereby agrees to keep a
          -----------
          copy of this Consent, Assignment and Agreement with its business
          records.
              

             
                    Section 3.  Agreement of the Operating Partnership. 
                                --------------------------------------
          The Operating Partnership hereby agrees to admit the Bank as a
          substituted limited partner in place of the Investing Partnership
          in the Operating Partnership upon the Bank's foreclosure on the
          Security Interest and request, subject to the Bank's obtaining
          HUD 2530 Clearance and the rights of the Investing Partnership
          under Section 9-505 of the Uniform Commercial Code.
              

             
                    Section 4.  Amendment to Partnership Agreement.  Upon
                                ----------------------------------
          substitution of the Bank for the Investing Partnership as a
          limited partner in the Operating Partnership pursuant to the Bank
          Agreement and this Consent, Assignment and Agreement, this
          Consent, Assignment and Agreement shall constitute an amendment
          to the partnership agreement of the Operating Partnership, and
          the Bank shall not be liable for the obligations of any
          predecessor which has assigned the Purchased Partnership Interest
          to make any contributions to the Operating Partnership.
              

             
                    Section 5.  Further Assurances and Power of Attorney. 
                                ----------------------------------------
          Each of the parties hereto shall, from time to time, upon request
          of a party hereto, duly execute, acknowledge and deliver or cause
          to be duly executed, acknowledged and delivered, all such further
          instruments and documents reasonably requested by a party to
          effectuate the intent and purposes of this Consent, Assignment
          and Agreement.  Notwithstanding the foregoing, this Consent,
          Assignment and Agreement shall constitute an irrevocable power of
          attorney coupled with an interest for the Bank to execute and
          file a certificate of amendment to the certificate of limited
          partnership of the Operating Partnership or any other document or
          instrument in order to effectuate the intent and purposes of this
          Consent, Assignment and Agreement; provided, however, that the
          Bank may not be substituted as a partner of the Operating
          Partnership unless such substitution is permitted under the
          Uniform Commercial Code and HUD 2530 Clearance, if required, has
          been obtained.
              

             
                    Section 6.  Notices.  All notices and other
                                -------
          communications pursuant or relating to this Consent and Agreement
          shall be in writing and shall be delivered by hand or sent by
          registered or certified mail, return receipt requested, or by
          facsimile, confirmed by writing delivered by hand or sent by
          registered or certified mail return receipt requested, delivered
          or sent on the date of the facsimile, addressed as follows:
              

             
                    (a)  If to the Investing Partnership:
                                                            
                         --------------------------------------- 
                         ---------------------------------------
                         ---------------------------------------

                    (b)  If to the Operating Partnership:
                                                            
                         --------------------------------------- 
                         ---------------------------------------
                         ---------------------------------------

                    (c)  If to J&B:

                         J&B Management Company
                         One Executive Drive
                         Fort Lee, New Jersey 07024
                         Facsimile Number:  201 947-6663
                         Attention:  Bernard M. Rodin

                    With a copy to:

                         Reid & Priest
                         40 West 57th Street
                         New York, New York 10019
                         Facsimile Number:  212 603-2298
                         Attention:  Gerald A. Eppner, Esq.

                    (d)  If to Bank:

                         The Bank of New York
                         101 Barclay Street
                         New York, New York 10286
                         Facsimile:  212 815-5999
                         Attention:  Sandra Padmore-Lewis,
                                        Corporate Trust
                                        Trustee Administration
              

             
          or at such other address as a party shall have last furnished to
          the other parties hereto in writing.  Any notice provided for
          herein shall be deemed to have been given on the date of the
          receipt of the notice by hand delivery or of the facsimile or the
          third Business Day after the date of mailing, certified mail,
          return receipt requested.
              

             
                    Section 7.  Choice of Law.  This Consent, Assignment
                                -------------
          and Agreement shall be governed by the laws of the State of New
          York, without giving effect to the principles of conflicts of law
          thereof.
              

             
                    Section 8.  Successors.  This Consent, Assignment and
                                ----------
          Agreement shall be binding upon and inure to the benefit of the
          parties hereto and their respective successors and permitted
          assigns.
              

             
                    Section 9.  Counterparts.  This Consent, Assignment and
                                ------------  
          Agreement may be executed in any number of counterparts, each of
          which shall be an original, but all of which together shall
          constitute one instrument.
              

             
                    Section 10.  Definitions.  All terms used in this
                                 -----------
          Consent and Agreement and not otherwise defined herein shall have
          the meanings ascribed to them in the Bank Agreement.
              

             
                    IN WITNESS WHEREOF, the parties hereto have executed
          this Consent and Agreement as of the date first above written.

                                        [Name of Investing Partnership]


                                        By                             
                                          ------------------------------
                                          Title:

                                        [Name of Operating Partnership]


                                        By                            
                                          ------------------------------
                                          Title:

                                        J&B MANAGEMENT COMPANY


                                        By                             
                                          ------------------------------
                                          Title:

                                        THE BANK OF NEW YORK


                                        By                             
                                          ------------------------------
                                          Title:
              



                                                         Exhibit 10.5(d)


                                    BANK AGREEMENT


                    THIS BANK AGREEMENT, dated as of October 17, 1991 (as
          amended, modified or supplemented from time to time, this "Bank
          Agreement"), is by and among J&B Management Company, a New Jersey
          general partnership ("J&B"), and its affiliates; Leisure Centers,
          Inc., a corporation organized and existing under the laws of the
          State of Delaware, J&B Management Corp., Sulgrave Realty
          Corporation, and Wilmart Development Corp., each of which is a
          corporation organized and existing under the laws of the State of
          New Jersey (hereinafter J&B, Leisure Centers, Inc., J&B
          Management Corp., Sulgrave Realty Corporation and Wilmart
          Development Corp. are sometimes referred to collectively as the
          "Company" or the "Co-Obligors"), and The Bank of New York (the
          "Bank").

                                W I T N E S S E T H :
                                 - - - - - - - - - - 

                    WHEREAS, the Company is issuing its Series 3, 11%
          Debentures due December 31, 1996 (the "Debentures") pursuant to
          the Company's Confidential Private Placement Memorandum dated
          October 17, 1991, as the same may be from time to time amended
          (the "Memorandum");

                    WHEREAS, the Company's private placement of the
          Debentures (the "Offering") will terminate on the earlier of (i)
          the date on which all the Debentures are sold or (ii) June 30,
          1993 (the "Offering Termination Date");

                    WHEREAS, subscribers will purchase Debentures at a
          closing (the "Initial Closing") to be held when at least $500,000
          principal amount of Debentures have been sold and, thereafter,
          from time to time (each, singly, an "Additional Closing," and,
          collectively, the "Additional Closings"), at the discretion of
          the Company, on such day or days as may be determined by the
          Company, as subscriptions are received and accepted (hereinafter
          the date of the Initial Closing and the date of any Additional
          Closing are each referred to as a "Closing Date");

                    WHEREAS, the Company desires to deliver to the Bank
          amounts received by the Company from subscribers for Debentures
          (each, singly, a "Purchaser," and, collectively, the
          "Purchasers"), in payment for the Debentures, which amounts shall
          be released to the Company at the Initial Closing and at each
          Additional Closing;

                    WHEREAS, each Purchaser shall be entitled to receive,
          on a monthly basis prior to the Closing Date with respect to that
          Purchaser's Debentures, distributions representing interest
          accrued on that Purchaser's subscription payment at a rate of 11%
          per annum;

                    WHEREAS, the Company desires to establish an interest
          bearing escrow fund to be called J&B Management Series 3 Escrow
          Fund Account No. 201316 (the "Fund") with the Bank;

                    WHEREAS, the Company wishes to grant the Bank, for the
          benefit of the Bank and the Purchasers, a security interest in
          and to assign to the Bank certain notes, instruments and
          documents more fully described below and the Bank is willing to
          accept such security interest and assignment upon the terms and
          conditions hereinafter set forth; and

                    WHEREAS, the Company wishes to appoint the Bank as
          Escrow Agent, Authenticating Agent, Registrar, Paying Agent and
          Custodian with respect to the Debentures and the above-mentioned
          notes, instruments and documents and the Bank is willing to
          accept such appointments upon the terms and conditions
          hereinafter set forth.

                    NOW, THEREFORE, in consideration of the foregoing
          premises and the mutual covenants herein contained and other good
          and valuable consideration, receipt of which is hereby
          acknowledged, the parties hereto hereby agree as follows:

                    Section 1.  Escrow Agent.
                                ------------

                    Section 1.1.  Appointment.  The Company hereby appoints
                                  -----------
          and designates the Bank as Escrow Agent for the purposes set
          forth in this Section 1, and the Bank hereby accepts such
          appointment.

                    Section 1.2.  Escrow.  The Company shall from time to
                                  ------
          time deliver amounts received from Purchasers in payment for the
          Debentures ("Subscription Payments") to the Bank.  The Bank shall
          deposit the Subscription Payments in the Fund to be established
          in the Company's name for this purpose by the Bank.  Subscription
          Payments delivered for deposit in the Fund shall be invested in
          short term certificates of deposits (including certificates of
          deposits issued by the Bank), A-1, P-1 commercial paper, interest
          bearing money market accounts, all as specified in writing by the
          Company and held in trust for the benefit of the Purchasers.  The
          Bank is not responsible for interest, losses, taxes or other
          charges on investments.  All checks delivered to the Bank for
          deposit in the Fund shall be payable to the order of "J&B
          Management Company - Escrow Account."  Concurrently with such
          delivery, the Company shall deliver to the Bank a statement of
          the name, mailing address and tax identification number of each
          Purchaser whose Subscription Payment is being delivered, and a
          schedule listing the aggregate Debentures and aggregate
          cumulative Subscription Payments to date delivered for deposit in
          the Fund.  For the purposes of this Bank Agreement, the Company
          is authorized to make deposits and give instructions as to
          investments of deposits and otherwise, as contemplated in this
          Bank Agreement, to the Bank.

                    Section 1.3.  Interest.  During the period (the "Escrow
                                  --------
          Period") commencing upon the date that any Purchaser's
          Subscription Payment constitutes Cleared Funds (as defined in
          Section 1.11 hereof) and ending on the day immediately preceding
          the Closing Date with respect to that Purchaser's Debentures,
          interest will accrue on that Purchaser's Subscription Payment at
          a rate of 11% per annum, computed on the basis of a year of 360
          days consisting of 12 thirty day months.  Interest shall be
          payable on the fifteenth day of each month.  Four Business Days
          prior to each such interest payment date, the Bank shall give the
          Company written notice of the difference between the amount of
          interest which will be payable on Subscription Payments on such
          interest payment date and the amount of interest accruing on the
          Fund's assets which will be available for such payment on such
          interest payment date.  Not later than 11:30 a.m. (New York time)
          on the second Business Day preceding such interest payment date,
          the Company shall deposit with the Bank its check in the amount
          of such difference.  On each interest payment date, the Bank
          shall pay interest which is due and payable to the respective
          Purchasers by mailing its check in the appropriate amount to each
          Purchaser by first class mail at the Purchaser's mailing address
          provided to the Bank pursuant to Section 1.2 hereof.  In the
          event that the Company shall default in its payment obligations
          to the Bank under this Section 1.3, the Bank shall mail its check
          in the amount of each Purchaser's pro rata share of interest
          earned and paid on the Fund's assets as provided in this Section
          1.3 and subject to Section 1.7 hereof.  For purposes of this Bank
          Agreement, "Business Day" shall mean any day other than a day on
          which the Bank is authorized to remain closed in New York City.

                    Section 1.4.  Conditions of Initial Closing and
                                  ---------------------------------
          Additional Closings.  Notwithstanding anything to the contrary in
          -------------------
          this Bank Agreement, it is a condition precedent to the Initial
          Closing and to each Additional Closing that J&B shall deliver to
          the Bank Set Aside Purchase Notes which at maturity will have an
          aggregate outstanding balance of principal equal to at least
          twice the principal amount of the Debentures which will be sold
          at that Initial Closing or Additional Closing, together with the
          related Consent and Agreement pertaining to each such Set Aside
          Purchase Note and the related Consent, Assignment and Agreement
          pertaining to the Purchased Partnership Interest and the related
          Financing Statements (as such terms are defined in Section 7
          hereof), as provided in Section 7 hereof.  Upon the scheduling of
          the Initial Closing and each Additional Closing, the Company
          shall give written notice thereof to the Bank not less than one
          (l) Business Day prior to the date scheduled for each such
          closing.  As used in this Section 1.4 and elsewhere in this Bank
          Agreement, a statement concerning the outstanding principal
          amount at maturity of any Set Aside Purchase Note refers to an
          amount that does not include any payments on a Set Aside Purchase
          Note deferred by the obligor thereof with the consent of the
          Company.

                    Section 1.5.  Cancellation.  The Company shall give the
                                  ------------
          Bank notice of any Purchaser who cancels his Subscription prior
          to his Closing Date or whose Subscription Payment was deposited
          pursuant to Section 1.2 but whose Subscription is rejected,
          setting forth the name and mailing address of the Purchaser and
          the amount of the rejected or cancelled subscription.  As
          promptly as practicable thereafter, the Bank shall pay the amount
          of the cancelled or rejected subscription from the Fund to the
          Purchaser whose Subscription was cancelled or rejected as
          directed by the Company.  Any interest earned thereon and not
          theretofore distributed pursuant to Section 1.3 hereof shall be
          paid to the Purchaser in accordance with Section 1.3 hereof. 
          Payment shall be made by check payable to the Purchaser mailed by
          the Bank by first class mail directly to the Purchaser at the
          mailing address of the Purchaser.

                    Section 1.6.  Payment.  The Bank, at the Initial
                                  -------
          Closing and each Additional Closing, upon written instruction
          from the Company, shall transfer to the Company or to such third
          party or parties as may be directed by the Company the Cleared
          Funds then held in the Fund by the Bank.  Any interest earned
          thereon and not theretofore distributed in accordance with
          Section 1.3 hereof shall be paid to the Purchasers in accordance
          with Section 1.3 hereof.

                    Section 1.7.  Fees and Expenses.  In addition to the
                                  -----------------
          fees set forth in Section 7.8 hereof, the Bank shall be entitled
          to an administration fee as compensation for its services under
          this Section l in the amount of $5,000 payable (i) upon the
          execution and delivery of this Bank Agreement and (ii) subject to
          an adjustment as provided in the next succeeding sentence of this
          Section 1.7, on the first anniversary date of this Bank
          Agreement, provided however that the Bank shall not be entitled
          to payment of an administration fee on such first anniversary
          date if all of the Debentures have been sold prior thereto.  In
          the event the Offering terminates prior to June 30, 1993, the
          Company shall be entitled to a refund payable ten days after the
          Offering Termination Date, of that portion of the administration
          fee paid to the Bank on the first anniversary date of the Bank
          Agreement, in an amount calculated as the difference between (a)
          $5,000 and (b) the product of (x) $5,000 and (y) a fraction, the
          numerator of which is the number of days between the first
          anniversary date of this Bank Agreement and the Offering
          Termination Date, inclusive, and the denominator of which is 365. 
          In no event shall the Bank be entitled to payment of an
          administration fee, as provided for in this Section 1.7,
          following the Offering Termination Date.  The Company shall also
          pay the Bank $5 for the preparation and execution of each
          Purchaser's account including the calculation of interest
          accrued; $1 for the preparation of each Purchaser's 1099 tax
          form; $25 for each investment transaction in the Fund; $25 for
          each returned "bounced" check of a Purchaser; and $500 for each
          Additional Closing, payable within 10 days after the Bank gives
          the Company notice that any such amounts are due and payable. 
          Notwithstanding anything herein to the contrary, the Bank shall
          not charge the Company for the issuance of checks or wire
          transfers to make monthly payments of accrued interest on
          Subscription Payments.  No additional fee will be payable with
          respect to wire transfers of and unreturned checks for
          Subscription Payments.  In addition, the Company shall reimburse
          the Bank for its actual out-of-pocket expenses incurred in
          connection with its obligations pursuant to this Section l
          (including, but not limited to, actual expenses for stationery,
          postage, telephone, telex, wire transfers, telecopy and retention
          of records, and reasonable fees and expenses of counsel), payable
          within ten (10) days after the Bank gives notice to the Company
          that it has incurred such expenses.  The obligation to pay such
          compensation and reimburse such expenses shall be borne solely by
          the Company.  Amounts held in the Fund shall not be available to
          satisfy this obligation or any other obligation of the Company to
          the Bank.  The Company shall not be obligated to reimburse the
          Bank for any costs or expenses incurred in connection with the
          preparation and execution of this Bank Agreement.  The provisions
          of this Section 1.7 shall survive the termination of this Bank
          Agreement.

                    Section 1.8.  Termination of Offering.  If the Offering
                                  -----------------------
          should be terminated, the Company shall promptly so advise the
          Bank in writing, and shall authorize and direct the Bank to
          return the Subscription Payments to the Purchasers.  The Bank
          thereupon shall return those Subscription Payments to the extent
          they have not been distributed per Section 1.6 to the Purchasers
          from whom they were received.  Any interest earned on the
          Subscription Payments and not theretofore distributed pursuant to
          Section 1.3 hereof shall be paid in accordance with Section 1.3
          hereof.  Upon making such disbursements to the Purchasers and the
          Company, the Bank shall be relieved of all of its obligations and
          liabilities under this Bank Agreement.

                    Section 1.9.  Form 1099, etc.  In compliance with the
                                  ---------------
          Interest and Dividend Tax Compliance Act of 1983, the Company
          shall request that each Purchaser furnish to the Bank such
          Purchaser's taxpayer identification number and a statement
          certified under penalties of perjury that (a) such taxpayer
          identification number is true and correct and (b) the Purchaser
          is not subject to the requirements of such Act providing for
          withholding of 20% of reportable interest, dividends or other
          payments.

                    Section 1.10.  Uncollected Funds.  In the event that
                                   -----------------
          any funds, including Cleared Funds, deposited in the Fund prove
          uncollectible after the funds represented thereby have been
          released by the Bank pursuant to this Bank Agreement, the Company
          shall reimburse the Bank upon request for the face amount of such
          check or checks; and the Bank shall, upon instruction from the
          Company, deliver the returned checks or other instruments to the
          Company.  This section shall survive the termination of this Bank
          Agreement.

                    Section 1.11.  Cleared Funds.  For the purpose of this
                                   -------------
          Bank Agreement, Subscription Payments shall constitute "Cleared
          Funds" in accordance with the following:

                    (a)  if paid by wire transfer, such funds shall
          constitute Cleared Funds on the date received by the Bank;

                    (b)  if paid by check drawn on a New York Clearing
          House Bank, such funds shall constitute Cleared Funds on the
          second Business Day following the date received by the Bank; and

                    (c)  if paid by check drawn on any bank other than a
          New York Clearing House Bank, such funds shall constitute Cleared
          Funds on the third Business Day following the date received by
          the Bank.

                    Section 2.  Execution.  The Debentures shall be
                                ---------
          executed on behalf of the Company by the manual or facsimile
          signature of a partner or officer of the Company.  All such
          facsimile signatures shall have the same force and effect as if
          the partner or officer had manually signed the Debentures.  In
          case any partner or officer of the Company whose signature shall
          appear on a Debenture shall cease to be such partner or officer
          before the delivery of such Debenture or the issuance of a new
          Debenture following a transfer or exchange, such signature or
          such facsimile shall nevertheless be valid and sufficient for all
          purposes, the same as if such partner or officer had remained a
          partner or officer until delivery.

                    Section 3.  Authenticating Agent.
                                --------------------

                    Section 3.1.  Appointment.  The Company hereby appoints
                                  -----------
          and designates the Bank as Authenticating Agent for the purposes
          set forth in this Section 3, and the Bank hereby accepts such
          appointment.

                    Section 3.2.  Authentication.  Only such Debentures as
                                  --------------
          shall have the Certificate of Authentication endorsed thereon in
          substantially the form set forth in the form of Debenture
          attached to the Memorandum, duly executed by the manual signature
          of an authorized signatory of the Bank, shall be entitled to any
          right or benefit under this Bank Agreement.  No Debentures shall
          be valid or obligatory for any purpose unless and until such
          Certificate of Authentication shall have been duly executed by
          the Bank; and such executed certificate upon any such Debenture
          shall be conclusive evidence that such Debenture has been
          authenticated and delivered under this Bank Agreement.  The
          Certificate of Authentication on any Debenture shall be deemed to
          have been executed by the Bank if signed by an authorized
          signatory of the Bank, but it shall not be necessary that the
          same person sign the Certificate of Authentication on all of the
          Debentures.

                    Section 4.  Mutilated, Lost, Stolen or Destroyed
                                ------------------------------------
          Debentures.  Subject to applicable law, in the event any
          ----------
          Debenture is mutilated, lost, stolen or destroyed, the Company
          may authorize the execution and delivery of a new Debenture of
          like date, number, maturity and denomination as that mutilated,
          lost, stolen or destroyed, provided, however, that in the case of
          any mutilated Debenture, such mutilated Debenture shall first be
          surrendered to the Company, and in the case of any lost, stolen
          or destroyed Debenture, there shall be first furnished to the
          Company and the Bank, evidence of the ownership thereof and of
          such loss, theft or destruction satisfactory to the Company and
          the Bank, together with indemnification through a bond of
          indemnity or otherwise as shall be satisfactory to the Company
          and the Bank.  The Company may charge the Purchaser of such
          Debenture with any amounts satisfactory to the Company and the
          Bank permitted by applicable law.

                    Section 5.  Registrar and Transfer Agent.
                                ----------------------------

                    Section 5.1.  Appointment.  The Company hereby appoints
                                  -----------
          and designates the Bank as Registrar and Transfer Agent for the
          purposes set forth in this Section 5, and the Bank hereby accepts
          such appointment.

                    Section 5.2.  Registration, Transfer and Exchange of
                                  --------------------------------------
          Debentures.  The Debentures are issuable only as registered
          ----------
          Debentures without coupons in the denominations of $100,000 or
          any multiple or any fraction thereof at the sole discretion of
          the Company.  Each Debenture shall bear the following restrictive
          legend:  "These securities have not been registered under the
          Securities Act of 1933, as amended, and may be offered and sold
          or otherwise transferred only if registered pursuant to the
          provisions of that Act or if an exemption from registration is
          available."  The Bank shall keep at its principal corporate trust
          office a register in which the Bank shall provide for the
          registration and transfer of Debentures.  Upon surrender for
          registration of transfer of any Debenture at such office of the
          Bank, the Company shall execute, pursuant to Section 2 hereof,
          and mail by first class mail to the Bank, and the Bank shall
          authenticate, pursuant to Section 3 hereof, and mail by first
          class mail to the designated transferee, or transferees, one or
          more new Debentures in an aggregate principal amount equal to the
          unpaid principal amount of such surrendered Debenture, registered
          in the name of the designated transferee or transferees.  Every
          Debenture presented or surrendered for registration of transfer
          shall be duly endorsed, or be accompanied by a written instrument
          of transfer duly executed, by the holder of such Debenture or his
          attorney duly authorized in writing.  Notwithstanding the
          preceding, the Debentures may not be transferred without an
          effective registration statement under the Securities Act of 1933
          covering the Debentures or an opinion of counsel to the holder of
          such Debentures satisfactory to the Company and its counsel that
          such registration is not necessary under the Securities Act of
          1933 (the "Securities Act").  At the option of the owner of any
          Debenture, such Debenture may be exchanged for other Debentures
          of any authorized denominations, in an aggregate principal amount
          equal to the unpaid principal amount of such surrendered
          Debenture, upon surrender of the Debenture to be exchanged at the
          principal corporate trust office of the Bank; provided, however,
          that any exchange for denominations other than $100,000 or an
          integral multiple thereof shall be at the sole discretion of the
          Company.  Whenever any Debenture is so surrendered for exchange,
          the Company shall execute, pursuant to Section 2 hereof, and
          deliver to the Bank, and the Bank shall authenticate, pursuant to
          Section 3 hereof, and mail by first class mail to the designated
          transferee, or transferees, the Debenture or Debentures which the
          Debenture owner making the exchange is entitled to receive.  Any
          Debenture or Debentures issued in exchange for any Debenture or
          upon transfer thereof shall be dated the date to which interest
          has been paid on such Debenture surrendered for exchange or
          transfer, and neither gain nor loss of interest shall result from
          any such exchange or transfer.  In addition, each Debenture
          issued upon such exchange or transfer shall bear the restrictive
          legend set forth above unless in the opinion of counsel to the
          Company, such legend is not required to ensure compliance with
          the Securities Act.

                    Section 5.3.  Owner.  The person in whose name any
                                  -----
          Debenture shall be registered shall be deemed and regarded as the
          absolute owner thereof for all purposes, and payment of or on
          account of the principal of or interest on such Debenture shall
          be made only to or upon the order of the registered owner thereof
          or his duly authorized legal representative.  Such registration
          may be changed only as provided in this Section 5, and no other
          notice to the Company or the Bank shall affect the rights or
          obligations with respect to the transfer of a Debenture or be
          effective to transfer any Debenture.  All payments to the person
          in whose name any Debenture shall be registered shall be valid
          and effectual to satisfy and discharge the liability upon such
          Debenture to the extent of the sum or sums to be paid.

                    Section 5.4.  Transfer Agent.  The Bank shall send
                                  --------------
          executed, authenticated Debentures to Purchasers on Closing Dates
          and to subsequent owners and transferees who are entitled to
          receive Debentures pursuant to the terms of this Bank Agreement,
          by first class mail.

                    Section 5.5.  Charges.  No service charge shall be made
                                  -------
          for any transfer or exchange of Debentures, but in all cases in
          which Debentures shall be transferred or exchanged hereunder, the
          Company or the Bank may collect from the registered owner of a
          Debenture a charge for every transfer or exchange of Debentures
          sufficient to reimburse them for any tax, fee or other
          governmental charge required to be paid with respect to such
          transfer or exchange, and such charge shall be paid before any
          such new Debenture shall be delivered.

                    Section 5.6.  Redemption.  Whenever the Company shall
                                  ----------
          be required to effect mandatory redemption of part or all of the
          Debentures, the Company shall give notice thereof to the Bank at
          least forty (40) days prior to the date set forth for redemption,
          the manner in which redemption shall be effected and all the
          relevant details thereof.  The Bank shall give notice to the
          Purchasers of that redemption at least thirty (30) days prior to
          the date set forth for redemption.  The Company shall deliver all
          redeemed Debentures to the Bank for cancellation of the whole or
          portion thereof, as appropriate, and issuance of new Debentures
          in denominations equal to the unredeemed portion.

                    Section 5.7.  Expenses.  As a condition to the transfer
                                  --------
          or exchange of any Debenture, the owner of the Debenture shall
          reimburse the Company and the Bank for their respective actual
          out-of-pocket expenses incurred in connection therewith
          (including, but not limited to, actual expenses for stationery,
          postage, telephone, telex, wire transfers, telecopy and retention
          of records, and reasonable fees and expenses of their respective
          counsel).  The provisions of this Section 5.7 shall survive the
          termination of this Bank Agreement.

                    Section 6.  Paying Agent.
                                ------------

                    Section 6.1.  Appointment.  The Company hereby appoints
                                  -----------
          and designates the Bank as Paying Agent for the purposes set
          forth in this Section 6, and the Bank hereby accepts such
          appointment.

                    Section 6.2.  Payment Provisions.  The Bank shall pay
                                  ------------------
          interest on Subscription Payments and principal of and interest
          on the Debentures to the persons in whose names the Debentures
          are registered, in accordance with the terms and provisions of
          this Bank Agreement and the Debentures, by check mailed by first
          class mail to the registered owner of a Debenture at his address
          as it appears in the register; provided that not later than 11:30
          a.m. (New York time) on the second Business Day preceding each
          date on which interest on or principal of any Debenture is due
          and payable, the Company shall deposit with the Bank its check in
          the amount due.

                    Section 6.3.  Expenses.  The Company shall reimburse
                                  --------
          the Bank for its actual out-of-pocket expenses incurred in
          connection with its obligations pursuant to this Section 6
          (including, but not limited to, actual expenses for stationery,
          postage, telephone, telex, wire transfers, telecopy and retention
          of records), payable within ten (10) days after the Bank gives
          notice to the Company that it has incurred such expenses.  The
          obligation to pay such compensation and reimburse such expenses
          shall be borne solely by the Company.  Notwithstanding anything
          herein to the contrary, the Bank shall not charge the Company any
          fees for the issuance of checks or wire transfers to make
          payments of interest on or repayments of principal of the
          Debentures.  The provisions of this Section 6.3 shall survive the
          termination of this Bank Agreement.

                    Section 7.  The Custodian.
                                -------------

                    Section 7.1.  Appointment.  The Company hereby appoints
                                  -----------
          and designates the Bank as Custodian for the purposes set forth
          in this Section 7, and the Bank hereby accepts such appointment.

                    Section 7.2.  Set Aside Purchase Notes.
                                  ------------------------

                    (a)  J&B is the holder of certain Purchase Notes.  Each
          such Purchase Note has been issued by an Investing Partnership,
          pursuant to a certain Purchase Agreement.  Under the terms of
          each such Purchase Note and Purchase Agreement, J&B is entitled
          to assign each Purchase Note and J&B's right to payments of
          interest thereon and principal amount thereof.  Under the terms
          of each Purchase Agreement, payments of interest and, where
          required, scheduled payments of principal payable prior to
          maturity due under the Purchase Note may be offset and reduced by
          payments made under certain Investor Notes issued by the limited
          partners of the respective Investing Partnership, which have been
          pledged to secure obligations owed by J&B to one or more banks. 
          Only that interest and, where applicable, scheduled principal
          payments payable prior to maturity ("Excess Interest and
          Principal") under a Purchase Note which is in excess of the
          amount offset and reduced by payments made to such banks, if any,
          may be payable to the holder of the Purchase Note.  Any interest
          and, where required, scheduled payments of principal payable
          prior to maturity that are due but unpaid on Purchase Notes shall
          be deferred until the maturity of that Purchase Note.

                    (b)  In order to secure the payment of the Bank's fees
          and expenses under this Section 7 and the payment of principal of
          and interest on the Debentures, subject to the terms and
          conditions of Section 7.4 hereof, J&B hereby grants the Bank a
          security interest in and assigns to the Bank, for the benefit of
          the Bank and the owners of Debentures from time to time, all of
          the Purchase Notes, having an aggregate face value of $12,675,000
          and an aggregate balance of principal due at maturity equal to
          $11,066,000, listed in Exhibit A hereto (the "Set Aside Purchase
          Notes") issued by the Investing Partnerships listed in Exhibit A
          hereto, and the proceeds thereof.  In order to perfect such
          security interests, J&B shall deliver to the Bank the Set Aside
          Purchase Notes.  Upon receipt of each Set Aside Purchase Note,
          the Bank shall execute and deliver to the Company a receipt
          therefor.  Notwithstanding the assignment of the Set Aside
          Purchase Notes to the Bank, the scheduled payments of principal
          payable prior to maturity on certain Set Aside Purchase Notes so
          providing and interest payments on all of the Set Aside Purchase
          Notes shall be payable directly to the Company until such time as
          an Event of Default (as defined in Section 7.6 hereof) shall
          occur and be continuing.  Under the terms of the Set Aside
          Purchase Notes, only that principal and interest thereon which is
          Excess Interest and Principal may be payable to the Bank.  The
          parties hereto confirm that scheduled payments of principal
          payable prior to maturity made under the Set Aside Purchase Notes
          listed in Exhibit A hereto, as requiring such scheduled principal
          payment, will belong to the Company until such time as an Event
          of Default shall occur and be continuing.  The parties hereto
          further confirm that any deferred interest and principal on a Set
          Aside Purchase Note paid at the maturity thereof shall belong to
          the Company so long as an Event of Default shall not have
          occurred and be continuing.

                    (c)  J&B shall deliver to the Bank a Consent and
          Agreement in the form of Exhibit B hereto, executed by each
          Investing Partnership listed in Exhibit A hereto, under which the
          Investing Partnership shall (i) consent to J&B's assignment to
          the Bank of the Investing Partnership's Set Aside Purchase Note,
          (ii) consent to J&B's delivery of the Investing Partnership's Set
          Aside Purchase Note to the Bank, and (iii) agree that upon
          receiving the Bank's notice of an Event of Default that is
          continuing, the Investing Partnership shall pay all sums due
          under its Set Aside Purchase Note directly to the Bank.  Upon
          receipt of each such Consent and Agreement, the Bank shall
          execute and deliver to the Company a receipt therefor.

                    Section 7.3.  Purchased Partnership Interests.
                                  -------------------------------

                    (a)  Each Investing Partnership listed in Exhibit A
          hereto, in order to secure its payment of the principal of and
          interest on its Set Aside Purchase Note, has entered into a
          Security Agreement listed in Exhibit A hereto (a "Security
          Agreement") under which the Investing Partnership has granted a
          security interest (a "Security Interest") in that Investing
          Partnership's limited partnership interest listed in Exhibit A
          hereto (a "Purchased Partnership Interest") in a respective
          Operating Partnership listed in Exhibit A hereto (an "Operating
          Partnership").

                    (b)  In order to secure the payment of the Bank's fees
          and expenses under this Section 7 and the payment of principal of
          and interest on the Debentures, subject to the terms and
          conditions of Section 7.4 hereof, J&B hereby grants the Bank a
          security interest in and assigns to the Bank, for the benefit of
          the Bank and the owners of the Debentures from time to time, all
          of J&B's rights, title and interest in and to each Security
          Agreement listed in Exhibit A hereto, each Security Interest in a
          Purchased Partnership Interest created under any such Security
          Agreement, each such Purchased Partnership Interest, each
          distribution due and payable or made from time to time on such
          Purchased Partnership Interest, and the proceeds thereof.  In
          order to perfect such security interest, J&B shall deliver to the
          Bank Uniform Commercial Code Financing Statements ("Financing
          Statements") for filing by the Bank with the such appropriate
          governmental authorities indicated by J&B to the Bank, and hereby
          agrees to deliver to the Bank from time to time such additional
          Financing Statements as must be filed with such appropriate
          governmental authorities in order to continue the perfection of
          such security interest.  Notwithstanding the assignments of the
          above mentioned Security Agreements, Security Interests,
          Purchased Partnership Interests, and due and payable or paid
          distributions on Purchased Partnership Interests to the Bank, all
          distributions on such Purchased Partnership Interests shall be
          payable directly to the respective Investing Partnership if an
          event of default shall not have occurred and be continuing under
          that Investing Partnership's Set Aside Purchase Note; or to the
          Bank for payment to the Company if the Bank shall foreclose on
          the Security Interest pursuant to Section 7.5(f) hereof, and
          shall be payable directly to the Bank for the benefit of the Bank
          and the owners of the Debentures only if the Bank shall foreclose
          on the Security Interest pursuant to Section 7.5(e) hereof.

                    (c)  J&B shall deliver to the Bank a Consent,
          Assignment and Agreement in the form of Exhibit C hereto,
          executed by each Investing Partnership and Operating Partnership
          listed in Exhibit A hereto, under which the Investing Partnership
          and Operating Partnership shall (i) consent to J&B's assignment
          to the Bank of the respective Security Agreement, Security
          Interest, Purchased Partnership Interest, each distribution due
          and payable or made from time to time on the Purchased
          Partnership Interest, and the proceeds thereof; (ii) consent to
          J&B's delivery of the above mentioned Financing Statements and
          the Bank's filing of the Financing Statements from time to time
          with the appropriate governmental authorities; (iii) assign to
          the Bank all distributions which may be due and payable or made
          from time to time on the Purchased Partnership Interest (subject
          to the terms and conditions set forth in this Bank Agreement)
          until all outstanding obligations under the Set Aside Purchase
          Note which is in default shall have been paid in full (including,
          without limitation, all costs of collection, reasonable attorney
          fees and other fees and expenses) and (iv) agree that upon
          foreclosure of the Security Interest, all distributions on the
          Purchased Partnership Interest shall be paid directly to the
          Bank, as the assignee of J&B, regardless of whether the Bank
          becomes a substituted limited partner in place of the Investing
          Partnership in the Operating Partnership but subject to the
          limitations set forth in clause (iii) above.  Upon receipt of
          each such Consent, Assignment and Agreement, the Bank shall
          execute and deliver to the Company a receipt therefor.

                    Section 7.4.  Attachment of Security Interests.
                                  --------------------------------

                    Notwithstanding anything to the contrary in this Bank
          Agreement, each security interest granted by J&B to the Bank
          under this Section 7 shall become effective and shall attach only
          upon J&B's delivery to the Bank of the respective Set Aside
          Purchase Note, and the related Consent and Agreement and
          Financing Statements pertaining to that Set Aside Purchase Note
          and the related Consent, Assignment and Agreement and related
          Financing Statements pertaining to the Purchased Partnership
          Interest.  J&B shall be obligated to deliver to the Bank only
          those Set Aside Purchase Notes selected by J&B in its sole
          discretion as shall have an aggregate balance of principal due at
          maturity equal to at least twice the principal amount of the
          Debentures which will be sold at the respective Initial Closing
          or Additional Closing, together with the related Consent and
          Agreement and Financing Statements pertaining to that Set Aside
          Purchase Note, and the related Consent, Assignment and Agreement
          and related Financing Statements pertaining to the Purchased
          Partnership Interest.  At such time as the Company shall send to
          the Bank the Company's irrevocable notice that there will not be
          any further Additional Closings, the Company and the Bank shall
          thereupon acknowledge and append hereto an additional Exhibit D
          listing the Set Aside Purchase Notes, Investing Partnerships,
          Operating Partnerships and Security Agreements, in which the Bank
          will have security interests under this Section 7.

                    Section 7.5.  Duties of the Bank.
                                  ------------------

                    (a)  The Bank shall hold the notes, Agreements and
          instruments deposited with it for the purposes of this Bank
          Agreement and for the benefit of the Bank and of the owners of
          the Debentures from time to time, shall file the Financing
          Statements delivered to it from time to time by J&B with the
          appropriate governmental authorities indicated by J&B to the Bank
          and shall perform all duties imposed upon it by this Bank
          Agreement until this Bank Agreement is terminated.  The security
          interests and assignments created by this Bank Agreement and by
          each Consent, Assignment and Agreement shall automatically
          terminate when all of the Debentures and all amounts payable to
          the Bank under this Bank Agreement have been paid in full. 
          Thereupon, the Bank shall return to J&B the Set Aside Purchase
          Notes deposited with it pursuant to Section 7.2(b) hereof, and
          shall file with the appropriate governmental authorities
          indicated by J&B to the Bank Financing Statements delivered by
          J&B to the Bank recording the termination of the Bank's security
          interests and assignments granted under this Bank Agreement and
          each Consent, Assignment and Agreement.

                    (b)  Upon the occurrence and continuation of an Event
          of Default, the Bank shall declare the entire outstanding
          aggregate principal balance of all the Debentures due and
          immediately payable with accrued interest thereon.  In addition,
          the Bank shall immediately notify the makers of the Set Aside
          Purchase Notes that all payments to be made thereafter on the Set
          Aside Purchase Notes shall be paid directly to the Bank.

                    The Bank shall collect all payments received under the
          foregoing security interests and assignments and apply them for
          the benefit of the Bank and of the owners of the Debentures
          firstly to the payment of all costs of collection, secondly to
          the payment of the Bank's fees and expenses, thirdly to the
          payment of all accrued interest (including, without limitation,
          interest accrued after the date of the Event of Default) and next
          to the repayment of principal of the Debentures, until all
          amounts due under the Debentures shall have been paid in full
          together with all costs of collection, fees and expenses.

                    (c)  Upon the occurrence and continuation of an Event
          of Default, the Bank shall be entitled to institute action
          against the Co-Obligors, jointly or severally, to collect payment
          under the Debentures without any prior requirement to attempt to
          collect any funds under the Set Aside Purchase Notes or the
          related Purchased Partnership Interests.  In the event that the
          Company shall default on its payment obligations to the Bank
          under this Bank Agreement, the Bank shall be entitled to
          institute action against the Co-Obligors, jointly or severally,
          to collect payment under this Bank Agreement, without any prior
          requirement to attempt to collect any funds under the Set Aside
          Purchase Notes or the related Purchased Partnership Interests.

                    (d)  Upon the occurrence and continuation of an Event
          of Default, the Bank, in its discretion, is authorized to, but
          shall not be required to, proceed in any way legally available to
          it to liquidate the Set Aside Purchase Notes and the Purchased
          Partnership Interests (if the Bank shall have foreclosed on such
          Set Aside Purchase Note pursuant to Section 7.5(e) hereof)
          including, but not limited to, the public or private sale of all
          or any part thereof upon three (3) days' prior notice to the
          Co-Obligors, free and clear of any claim, lien, charge or
          encumbrance including, without limitation, any right of equity of
          redemption.  The Bank shall apply the proceeds of any such sale
          firstly to the payment of the expenses of the sale, secondly to
          the payment of the Bank's fees and expenses, thirdly to the
          payment of accrued interest including accrued interest from and
          after the Event of Default, and next to the payment of principal
          of the Debentures.  The Bank shall not be liable to any of the
          Co-Obligors or their affiliates because of any sale or the
          consequences thereof.

                    (e)  While an Event of Default is continuing, if there
          shall occur or if there shall have occurred and be continuing an
          event of default under any Set Aside Purchase Note, the Bank
          shall immediately send written notice of that event of default
          under that Set Aside Purchase Note to the maker of that Set Aside
          Purchase Note.  If that event of default is continuing after the
          expiration of the grace period, if any, contained in that Set
          Aside Purchase Note, the Bank shall immediately foreclose on the
          Security Interest in the related Purchased Partnership Interest
          by notifying the general partner of the related Operating
          Partnership of the foreclosure.  The Bank shall send a notice to
          the Investing Partnership stating that it is retaining the
          Purchased Partnership Interest in discharge of the defaulted Set
          Aside Purchase Note pursuant to Section 9505 of the Uniform
          Commercial Code and shall request admission as a substituted
          limited partner in place of the related Investing Partnership in
          that Operating Partnership, subject to obtaining previous
          Multi-family Participation Clearance from the United States
          Department of Housing and Urban Development ("HUD 2530
          Clearance") with respect to that Operating Partnership, if
          required, in satisfaction of that Set Aside Purchase Note (but
          not of any Debenture); provided, that during any time period
          pending obtaining HUD 2530 Clearance, if required, or if HUD 2530
          Clearance is required for that Operating Partnership but cannot
          be obtained, or if the Bank may not be admitted as a substituted
          limited partner in the Operating Partnership for any reason, the
          Bank shall nevertheless be entitled to receive all distributions
          from that Operating Partnership as the assignee of J&B and this
          Bank Agreement shall operate as an assignment of such
          distributions by the Investing Partnership, subject to the
          limitations set forth in Section 7.3(c).  In addition, while an
          Event of Default is continuing, if there shall occur or if there
          shall have occurred and be continuing an event of default under
          any Set Aside Purchase Note or under any Partnership Agreement
          governing the Operating Partnership related to the Purchased
          Partnership Interest, the Bank shall be authorized to exercise
          any and all rights and remedies available to it as the holder of
          the respective Set Aside Purchase Note, the substituted partner
          or assignee with respect to the Purchased Partnership Interest in
          the related Operating Partnership, as well as any other remedy
          available under law or equity.  The Bank shall apply the proceeds
          of its exercise of the above mentioned rights and remedies
          firstly to the payment of all costs of collection, secondly to
          the payment of the Bank's fees and expenses, thirdly to the
          payment of all accrued interest (including, without limitation,
          interest accrued after the date of the Event of Default) and next
          to repayment of principal of the Debentures, until all amounts
          due under the Debentures shall have been paid in full together
          with all costs of collection, fees and expenses.

                    (f)  If a default on any payment of principal or
          interest on a Set Aside Purchase Note shall occur while no Event
          of Default is continuing, then the Company shall immediately give
          the Bank notice thereof and upon receiving such notice the Bank
          shall immediately send written notice of that event of default
          under that Set Aside Purchase Note to the maker of that Set Aside
          Purchase Note.  If that event of default is continuing after the
          expiration of the grace period, if any, contained in that Set
          Aside Purchase Note, the Bank shall immediately foreclose on the
          Security Interest in the related Purchased Partnership Interest
          by notifying the general partner of the related Operating
          Partnership of such foreclosure.  The Bank shall send a notice to
          the Investing Partnership stating that it is retaining the
          Purchased Partnership Interest in discharge of the defaulted Set
          Aside Purchase Note pursuant to Section 9505 of the Uniform
          Commercial Code and shall request admission as a substituted
          limited partner in place of the related Investing Partnership in
          that Operating Partnership, subject to obtaining HUD 2530
          Clearance, if required, in satisfaction of that Set Aside
          Purchase Note (but not of any Debenture); provided that during
          any time period pending obtaining HUD 2530 Clearance, if
          required, or if HUD 2530 Clearance is required for that Operating
          Partnership but cannot be obtained, or if the Bank may not be
          admitted as a substituted limited partner in the Operating
          Partnership for any reason, the Bank shall be entitled
          nevertheless to receive all distributions from that Operating
          Partnership as the assignee of J&B and this Bank Agreement shall
          operate as an assignment of such distributions by the Investing
          Partnership, subject to the limitations set forth in Section
          7.3(c).  The Bank shall pay over to the Company any amounts
          received from the Operating Partnership unless and until an Event
          of Default shall occur and be continuing.  If and when such Event
          of Default shall occur and be continuing, the Bank shall follow
          the procedures specified in Sections 7.5 (b)-(e) of this Bank
          Agreement.

                    (g)  The rights and remedies enumerated herein are in
          addition to and not in lieu of any other right or remedy
          available to the Bank under law or equity, including, without
          limitation, rights and remedies available to a secured party
          under the Uniform Commercial Code; provided, however, that the
          Bank shall not be entitled to apply the proceeds of the
          foreclosure of any Set Aside Purchase Note or Purchased
          Partnership Interest to amounts owing to the Bank under this Bank
          Agreement unless an Event of Default shall occur and be
          continuing.  The Bank shall be entitled to exercise one or more
          remedies at the same time, all such rights and remedies being
          cumulative and not mutually exclusive.

                    (h)  The Co-Obligors shall remain jointly and severally
          liable for any deficiency remaining after the application of
          proceeds of the foreclosure of any Set Aside Purchase Note or
          Purchased Partnership Interest collected by the Bank including,
          but not limited to, all actual costs and expenses of collection
          (including, without limitation, reasonable attorneys' fees and
          expenses).  If any funds shall remain in the possession of the
          Bank after the payment of all amounts due under the Debentures,
          all such costs of collection thereof and all other actual fees
          and expenses (including without limitation reasonable attorney's
          fees and expenses) of the Bank, the Bank shall deliver such
          remaining funds to the Company.  The provisions of this Section
          7.5(h) shall survive the termination of this Bank Agreement.

                    Section 7.6.  Events of Default.
                                  -----------------

                    If any of the following events (an "Event of Default")
          shall occur and be continuing for any reason whatsoever (and
          whether such occurrence shall be voluntary or involuntary or come
          about or be effected by operation of law or otherwise):

                    (i)  the Company defaults in the payment of any part of
               the principal of any Debenture when the same shall become
               due and payable, and such default shall have continued for
               more than 30 days; or

                    (ii) the Company defaults in the payment of any part of
               the interest on any Debenture when the same shall become due
               and payable, and such default shall have continued for more
               than 15 days;

          then, the Bank, by notice to the Company, or the owners of at
          least 25% of the principal amount of the Debentures, by notice to
          the Company and to the Bank, may declare the entire principal of
          and accrued interest on all Debentures to become immediately due
          and payable at par without presentment, demand, protest or other
          notice of any kind, all of which are waived by the Company.

                    Section 7.7.  Sale of Set Aside Purchase Notes.
                                  --------------------------------

                    The Company may from time to time while no Event of
          Default shall have occurred and be continuing arrange the sale of
          one or more Set Aside Purchase Notes to a third party, subject to
          the following conditions:

                    (i)  The Company shall give prompt written notice
               thereof to the Bank together with all relevant details of
               the proposed transaction.

                   (ii)  As part of the consideration to be paid by the
               purchaser of each Set Aside Purchase Note to be sold, the
               purchaser shall pay directly to the Bank cash in the amount
               equal to 50% of the principal balance due at maturity of
               that Set Aside Purchase Note plus an amount sufficient to
               pay accrued interest on the pro rata portion of Debentures
               to be prepaid pursuant to subparagraph (iv) below.

                  (iii)  The total consideration to be paid upon sale of a
               Set Aside Purchase Note shall not be less the 50% of the
               principal balance due at maturity thereof plus an amount
               sufficient to pay accrued interest on the pro rata portion
               of Debentures to be prepaid pursuant to subparagraph (iv)
               below.

                    (iv) Upon receipt of cash as provided in subparagraph
               (ii) above, the Bank will apply the proceeds to the pro rata
               redemption of the Debentures at par plus payment of accrued
               interest thereon.  Thereafter, the Bank shall deliver each
               Set Aside Purchase Note that is then sold to the purchaser
               together with an assignment of Security Interest and
               Security Agreement covering the related Purchased
               Partnership Interest.  Subject to Section 8(b) hereof the
               Bank shall have no liability whatsoever to the purchaser or
               any party hereto for its actions pursuant to this Section
               7.7.

                    Section 7.8.  Fees and Expenses.  In addition to the
                                  -----------------
          administration fee set forth in Section 1.7 hereof, the Bank
          shall be entitled to compensation for its services under this
          Section 7 in the amount of $2,500 as an acceptance fee, payable
          upon execution and delivery of this Bank Agreement; and
          administrative fees, payable annually on the anniversary date of
          this Bank Agreement, based upon the aggregate principal amount of
          outstanding Debentures ten days prior to the anniversary date, in
          the following amounts:

               $500,000 to $1,000,000 outstanding           $2,500
               $1,000,001 to $2,000,000 outstanding         $3,000
               $2,000,001 to $3,000,000 outstanding         $4,000
               $3,000,001 to $4,000,000 outstanding         $5,000
               $4,000,001 to $5,000,000 outstanding         $6,000
               $5,000,001 to $5,500,000 outstanding         $7,000

          The Company shall reimburse the Bank for its actual out-of-pocket
          expenses incurred in connection with its obligations pursuant to
          this Section 7 (including, but not limited to, actual expenses
          for stationery, postage, telephone, telex, wire transfers,
          telecopy, retention of records, and the filing of Financing
          Statements, and reasonable fees and expenses of counsel), payable
          within ten (10) days after the Bank gives notice to the Company
          that it incurred such expenses.  The obligation to pay such
          compensation and reimburse such expenses shall be borne solely by
          the Company.  The Set Aside Purchase Notes and the related
          Purchased Partnership Interests in which the Bank has a security
          interest will be available to satisfy the Company's payment
          obligations to the Bank under this Section 7.8 only when an Event
          of Default has occurred and is continuing.  The Company shall not
          be obligated to reimburse the Bank for any costs or expenses
          incurred in connection with the preparation and execution of this
          Bank Agreement.  The provisions of this Section 7.8 shall survive
          the termination of this Bank Agreement.

                    Section 8.  Other Rights and Duties of Bank.
                                -------------------------------

                    (a)  The Bank need exercise only those rights and need
          perform only those duties that are contemplated or specifically
          set forth in this Bank Agreement and no others.

                    (b)  Notwithstanding anything herein to the contrary,
          the Bank may not be relieved from liability for its own grossly
          negligent action, its own grossly negligent failure to act, or
          its own willful misconduct except that:

                         1.  This paragraph does not limit the effect of
               paragraph (a) of this Section.

                         2.  The Bank shall not be liable with respect to
               any action it takes or omits to take in good faith in
               accordance with a Notice received by it pursuant to Section
               17(b) of the Subscription Agreement.

                    (c)  The Bank may rely on any document believed by it
          to be genuine and to have been signed or presented by the proper
          person.  The Bank need not investigate any fact or matter stated
          in the document.

                    (d)  Before the Bank acts or refrains from acting, it
          may require an officer's certificate or an opinion of counsel. 
          The Bank shall not be liable for any action it takes or omits to
          take in good faith in reliance on the certificate or opinion.

                    (e)  The Bank may act through agents and shall not be
          responsible for the misconduct or negligence of any agent
          appointed wit

                    Section 9.  No Representations.  The Bank makes no
                                ------------------
          representation as to the validity or adequacy of this Bank
          Agreement or the Debentures, or any Set Aside Purchase Note or
          Purchased Partnership Interest in which the Bank has a security
          interest, or any Financing Statement delivered to it by J&B or
          the Bank's filing of any such Financing Statement with any
          governmental authority; it shall not be accountable for the
          Company's use of the proceeds from the Debentures and it shall
          not be responsible for any statement in the Memorandum or in the
          Debentures other than its authentication.

                    Section 10.  Indemnification.  The Company shall
                                 ---------------
          indemnify, defend and hold the Bank harmless from and against any
          and all loss, damage, liability, claim and expense, including
          taxes (other than taxes based on the income of the Bank) incurred
          by the Bank arising out of or in connection with its acceptance
          or performance of its obligations under this Bank Agreement,
          including the legal costs and expenses of defending itself
          against any claim or liability in connection with its performance
          under this Bank Agreement.  The Bank shall notify the Company
          promptly of any claim for which it may seek indemnity.  The
          Company shall defend the claim and the Bank shall cooperate in
          the defense.  The Bank may have separate counsel and the Company
          shall pay the reasonable fees and expenses of such counsel.  The
          Company need not reimburse any expense or indemnify against any
          loss or liability incurred by the Bank through gross negligence
          or bad faith.  The provisions of this Section 10 shall survive
          the termination of this Bank Agreement.

                    Section 11.  Replacement of Bank.
                                 -------------------

                    (a)  A resignation or removal of the Bank and
          appointment of a successor Bank shall become effective only upon
          the successor Bank's acceptance of appointment as provided in
          this Section 11.

                    (b)  The Bank may resign by so notifying the Company. 
          The owners of a majority in principal amount of the Debentures
          outstanding may remove the Bank for any reason by so notifying
          the Bank and the Company.  The Company may remove the Bank if:

                    (i)  the Bank is adjudged a bankrupt or an insolvent;

                         (ii) a receiver or public officer takes charge of
               the Bank or its property; or

                    (iii)     the Bank becomes incapable of acting.

                    (c)(i)    If the Bank resigns or is removed or if a
          vacancy exists in the office of the Bank for any reason, the
          Company shall promptly appoint a successor Bank.

                     (ii)     If a successor Bank does not take office
          within 60 days after the retiring Bank gives notice of
          resignation or action is taken to remove the retiring Bank, the
          retiring Bank, the Company or the owners of at least 10% in
          principal amount of the Debentures outstanding may petition any
          court of competent jurisdiction for the appointment of a
          successor Bank.

                   (iii)  A successor Bank shall deliver a written
               acceptance of its appointment to the retiring Bank and the
               Company.  Thereupon the resignation or removal of the
               retiring Bank shall become effective and the successor Bank
               shall have all the rights, powers and duties of the Bank
               under this Bank Agreement.  The successor Bank shall mail a
               notice of its succession to Debenture owners.  Upon payment
               to the retiring Bank of all amounts owed to it under this
               Bank Agreement, the retiring Bank shall promptly transfer
               all property held by it as Bank to the successor Bank.

                    (d)  If the Bank consolidates, merges or converts into,
          or transfers all or substantially all of its corporate trust
          business to, another corporation, the successor corporation
          without any further act shall be the successor Bank.

                    Section 12.  Notices.  All notices and other
                                 -------
          communications pursuant to this Bank Agreement shall be in
          writing and shall be delivered by hand or sent by registered or
          certified mail, return receipt requested, or by facsimile,
          confirmed by writing, delivered by hand or sent by registered or
          certified mail, return receipt requested, delivered or sent on
          the date of the facsimile, addressed as follows:

                    (a)  If to the Company:

                              J&B Management Company
                              One Executive Drive
                              Fort Lee, New Jersey  07024
                              Facsimile Number:  201 947-6663
                              Attention:  Bernard M. Rodin

                              With a copy to:

                              Reid & Priest
                              40 West 57th Street
                              New York, New York 10019
                              Facsimile Number: (212) 603-2298
                              Attention:  Gerald E. Eppner, Esq.

                    (b)  If to Debenture owners:

                              At the addresses of the registered owners
                              appearing in the register maintained by the
                              Bank.

                    (c)  If to the Bank:

                              The Bank of New York
                              101 Barclay Street
                              New York, New York  10286
                              Facsimile Number:  212 815-5999
                              Attention:     Sandra Padmore-Lewis,
                                                 Corporate Trust
                                                 Trustee Administration

          or at such other address as a party shall have last furnished to
          the other parties hereto in writing.  Any notice provided for
          herein shall be deemed to have been given on the date of the
          receipt of the notice by hand delivery or of the facsimile or the
          third Business Day after the date of mailing, certified mail,
          return receipt requested.

                    Section 13.  Choice of Law.  This Bank Agreement shall
                                 -------------
          be governed by the laws of the State of New York, without giving
          effect to the principles of conflicts of law thereof.

                    Section 14.  Prior Agreements; Amendment.  This Bank
                                 ---------------------------
          Agreement, together with each Consent and Agreement and each
          Consent, Assignment and Agreement referred to in Section 7
          hereof, sets forth the entire Agreement of the parties hereto
          with respect to the subject matter hereof and supersedes all
          prior Agreements, contracts, promises, representations,
          warranties, statements, arrangements and understandings, if any,
          among the parties hereto or their representatives with respect to
          the subject matter hereof.  No waiver, modification or amendment
          of any provision, term or condition hereof shall be valid unless
          in writing and signed by all parties hereto, and any such waiver,
          modification or amendment shall be valid only to the extent
          therein set forth.

                    Section 15.  Successors.  This Bank Agreement shall be
                                 ----------
          binding upon and inure to the benefit of the parties hereto and
          their respective successors and permitted assigns.

                    Section 16.  Enforceability.  Any provision of this
                                 --------------
          Bank Agreement which may be determined by competent authority to
          be prohibited or unenforceable in any jurisdiction shall, as to
          such jurisdiction, be ineffective to the extent of such
          prohibition or unenforceability without invalidating the
          remaining provisions hereof, and any such prohibition or
          unenforceability in any jurisdiction shall not invalidate or
          render unenforceable such provision in any other jurisdiction.

                    Section 17.  Counterparts.  This Bank Agreement may be
                                 ------------
          executed in any number of counterparts, each of which shall be an
          original, but all of which together shall constitute one
          instrument.

                    Section 18.  Definitions.  All terms used in this Bank
                                 -----------
          Agreement and not otherwise defined herein shall have the
          meanings ascribed to them in the Memorandum.



                    IN WITNESS WHEREOF, the parties hereto have executed
          this Bank Agreement as of the date first above written.

          J&B MANAGEMENT COMPANY


          By:  /s/ Bernard M. Rodin         
               -----------------------------
               Title:  General Partner


          LEISURE CENTERS, INC.


          By:  /s/ Bernard M. Rodin         
               -----------------------------
               Title:  Vice President


          J&B MANAGEMENT CORP.


          By:  /s/ Bermard M. Rodin         
               -----------------------------
               Title:  Vice President


          SULGRAVE REALTY CORPORATION


          By:  /s/ Bernard M. Rodin         
               -----------------------------
               Title:  Vice President


          WILMART DEVELOPMENT CORP.



          By:  /s/ Bernard M. Rodin         
               -----------------------------
               Title:  Vice President


          THE BANK OF NEW YORK


          By:  /s/ Jenepher Lattibeaudiere  
               -----------------------------
               Title:  Assistant Vice President


          <PAGE>


             
                                                           EXHIBIT A 
                                                           to Bank Agreement
                                                           -----------------

          1.   (a)  Investing Partnership:  Troost Associates, a New Jersey
                    limited partnership

               (b)  Operating Partnership:  Eleanor Apts., Ltd., a Missouri
                    limited partnership

               (c)  Set Aside Purchase Note:

                      (i)     Principal Amount:        $62,500

                     (ii)      Date of Issue:          September 30, 1982

                    (iii)     Maturity Date:           December 31, 1996

                     (iv)     Annual Payment of
                              Principal:               NOT REQUIRED

                      (v)     Total Payments of
                              Principal deemed made
                              as of July 31, 1991:     NOT APPLICABLE

                     (vi)     Total Scheduled
                              Principal Payments
                              Prior to Maturity:       NOT APPLICABLE

                    (vii)     Balance of Principal
                              Due at Maturity:         $62,500

                   (viii)     Prepaid Interest as of
                               July 31, 1991:          $65,960

               (d)  Security Agreement:  Purchase Agreement, dated
                    September 30, 1982, by and among John Luciani, Bernard
                    M. Rodin, Woodlands Associates and Realty Executive
                    Associates ("Sellers") and Troost Associates, Center
                    Associates, Grand Associates, and Missouri Associates
                    (Sellers' respective rights and interests under the
                    Security Agreement have been sold, transferred and
                    assigned to J&B Management Company).

               (e)  Purchased Partnership Interest:  24.25% limited
                    partnership interest in the Operating Partnership
              

             
          2.   (a)  Investing Partnership:  Center Associates, a New Jersey
                    limited partnership

               (b)  Operating Partnership:  Eleanor Apts., Ltd., a Missouri
                    limited partnership

               (c)  Set Aside Purchase Note:

                      (i)     Principal Amount:        $62,500

                     (ii)     Date of Issue:           September 30, 1982

                    (iii)     Maturity Date:           December 31, 1996

                     (iv)     Annual Payment of
                              Principal:               NOT REQUIRED

                      (v)     Total Payments of
                              Principal deemed made
                              as of July 31, 1991:     NOT APPLICABLE

                     (vi)     Total Scheduled
                              Principal Payments
                              Prior to Maturity:       NOT APPLICABLE

                    (vii)     Balance of Principal
                              Due at Maturity:         $62,500

                   (viii)     Prepaid Interest as of
                              July 31, 1991:           $65,960

               (d)  Security Agreement:  Purchase Agreement, dated
                    September 30, 1982, by and among John Luciani, Bernard
                    M. Rodin, Woodlands Associates and Realty Executive
                    Associates ("Sellers") and Troost Associates, Center
                    Associates, Grand Associates, and Missouri Associates
                    (Sellers' respective rights and interests under the
                    Security Agreement have been sold, transferred and
                    assigned to J&B Management Company).

               (e)  Purchased Partnership Interest:  24.25% limited
                    partnership interest in the Operating Partnership
              

             
          3.   (a)  Investing Partnership:  Grand Associates, a New Jersey
                    limited partnership

               (b)  Operating Partnership:  Eleanor Apts., Ltd., a Missouri
                    limited partnership

               (c)  Set Aside Purchase Note:

                      (i)     Principal Amount:        $62,500

                     (ii)     Date of Issue:           September 30, 1982

                    (iii)     Maturity Date:           December 31, 1996

                     (iv)     Annual Payment of
                              Principal:               NOT REQUIRED

                      (v)     Total Payments of
                              Principal deemed made
                              as of July 31, 1991:     NOT APPLICABLE

                     (vi)     Total Scheduled
                              Principal Payments
                              Prior to Maturity:       NOT APPLICABLE

                    (vii)     Balance of Principal
                              Due at Maturity:         $62,500

                   (viii)     Prepaid Interest as of
                              July 31, 1991:           $65,960

               (d)  Security Agreement:  Purchase Agreement, dated
                    September 30, 1982, by and among John Luciani, Bernard
                    M. Rodin, Woodlands Associates and Realty Executive
                    Associates ("Sellers") and Troost Associates, Center
                    Associates, Grand Associates and Missouri Associates
                    (Sellers' respective rights and interests under the
                    Security Agreement have been sold, transferred and
                    assigned to J&B Management Company).

               (e)  Purchased Partnership Interest:  24.25% limited
                    partnership interest in the Operating Partnership
              

             
          4.   (a)  Investing Partnership:  Missouri Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  Eleanor Apts., Ltd., a Missouri
                    limited partnership

               (c)  Set Aside Purchase Note:

                      (i)     Principal Amount:        $62,500

                     (ii)     Date of Issue:           September 30, 1982

                    (iii)     Maturity Date:           December 31, 1996

                     (iv)     Annual Payment of
                              Principal:               NOT REQUIRED

                      (v)     Total Payments of
                              Principal deemed made
                              as of July 31, 1991:     NOT APPLICABLE

                     (vi)     Total Scheduled
                              Principal Payments
                              Prior to Maturity:       NOT APPLICABLE

                    (vii)     Balance of Principal
                              Due at Maturity:         $62,500

                   (viii)     Prepaid Interest as of
                              July 31, 1991:           $65,960

               (d)  Security Agreement:  Purchase Agreement, dated
                    September 30, 1982, by and among John Luciani, Bernard
                    M. Rodin, Woodlands Associates and Realty Executive
                    Associates ("Sellers") and Troost Associates, Center
                    Associates, Grand Associates and Missouri Associates
                    (Sellers' respective rights and interests under the
                    Security Agreement have been sold, transferred and
                    assigned to J&B Management Company).

               (e)  Purchased Partnership Interest:  24.25% limited
                    partnership interest in the Operating Partnership
              

             
          5.   (a)  Investing Partnership:  Brushcreek Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  Sunny Slope Apartments, Ltd., a
                    Missouri limited partnership

               (c)  Set Aside Purchase Note:

                      (i)     Principal Amount:        $72,500

                     (ii)     Date of Issue:           July 30, 1982

                    (iii)     Maturity Date:           December 31, 1996

                     (iv)     Annual Payment of
                              Principal:               NOT REQUIRED

                      (v)     Total Payments of
                              Principal deemed made
                              as of July 31, 1991:     NOT APPLICABLE

                     (vi)     Total Scheduled
                              Principal Payments
                              Prior to Maturity:       NOT APPLICABLE

                    (vii)     Balance of Principal
                              Due at Maturity:         $72,500

                   (viii)     Prepaid Interest as of
                              July 31, 1991:           $78,679

               (d)  Security Agreement:  Purchase Agreement, dated July 30,
                    1982, by and among John Luciani, Bernard M. Rodin,
                    Woodlands Associates and Realty Executive Associates
                    ("Sellers") and Brushcreek Associates, Llewellyn
                    Associates, Logan Place Associates and Jason Associates
                    (Sellers' respective rights and interests under the
                    Security Agreement have been sold, transferred and
                    assigned to J&B Management Company).

               (e)  Purchased Partnership Interest:  24.25% limited
                    partnership interest in the Operating Partnership
              

             
          6.   (a)  Investing Partnership:  Llewellyn Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  Sunny Slope Apartments, Ltd., a
                    Missouri limited partnership

               (c)  Set Aside Purchase Note:

                      (i)     Principal Amount:        $72,500

                     (ii)     Date of Issue:           July 30, 1982

                    (iii)     Maturity Date:           December 31, 1996

                     (iv)     Annual Payment of
                               Principal:              NOT REQUIRED

                      (v)     Total Payments of
                              Principal deemed made
                              as of July 31, 1991:     NOT APPLICABLE

                     (vi)     Total Scheduled
                              Principal Payments
                              Prior to Maturity:       NOT APPLICABLE

                    (vii)     Balance of Principal
                              Due at Maturity:         $72,500

                   (viii)     Prepaid Interest as of
                               July 31, 1991:          $78,679

               (d)  Security Agreement:  Purchase Agreement, dated July 30,
                    1982, by and among John Luciani, Bernard M. Rodin,
                    Woodlands Associates and Realty Executive Associates
                    ("Sellers") and Brushcreek Associates, Llewellyn
                    Associates, Logan Place Associates and Jason Associates
                    (Sellers' respective rights and interests under the
                    Security Agreement have been sold, transferred and
                    assigned to J&B Management Company).

               (e)  Purchased Partnership Interest:  24.25% limited
                    partnership interest in the Operating Partnership
              

             
          7.   (a)  Investing Partnership:  Logan Place Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  Sunny Slope Apartments, Ltd., a
                    Missouri limited partnership

               (c)  Set Aside Purchase Note:

                      (i)      Principal Amount:       $72,500

                     (ii)      Date of Issue:          July 30, 1982

                    (iii)     Maturity Date:           December 31, 1996

                     (iv)     Annual Payment of
                              Principal:               NOT REQUIRED

                      (v)     Total Payments of
                              Principal deemed made
                              as of July 31, 1991:     NOT APPLICABLE

                     (vi)     Total Scheduled
                              Principal Payments
                              Prior to Maturity:       NOT APPLICABLE

                    (vii)     Balance of Principal
                              Due at Maturity:         $72,500

                   (viii)     Prepaid Interest as of
                              July 31, 1991:           $78,679

               (d)  Security Agreement:  Purchase Agreement, dated July 30,
                    1982, by and among John Luciani, Bernard M. Rodin,
                    Woodlands Associates and Realty Executive Associates
                    ("Sellers") and Brushcreek Associates, Llewellyn
                    Associates, Logan Place Associates and Jason Associates
                    (Sellers' respective rights and interests under the
                    Security Agreement have been sold, transferred and
                    assigned to J&B Management Company).

               (e)  Purchased Partnership Interest:  24.25% limited
                    partnership interest in the Operating Partnership
              

             
          8.   (a)  Investing Partnership:  Jason Associates, a New Jersey
                    limited partnership

               (b)  Operating Partnership:  Sunny Slope Apartments, Ltd., a
                    Missouri limited partnership

               (c)  Set Aside Purchase Note:

                      (i)     Principal Amount:        $72,500

                     (ii)     Date of Issue:           July 30, 1982

                    (iii)     Maturity Date:           December 31, 1996

                     (iv)     Annual Payment of
                              Principal:               NOT REQUIRED

                      (v)     Total Payments of
                              Principal deemed made
                              as of July 31, 1991:     NOT APPLICABLE

                     (vi)     Total Scheduled
                              Principal Payments
                              Prior to Maturity:       NOT APPLICABLE

                    (vii)     Balance of Principal
                              Due at Maturity:         $72,500

                   (viii)     Prepaid Interest as of
                              July 31, 1991:           $78,679

               (d)  Security Agreement:  Purchase Agreement, dated July 30,
                    1982, by and among John Luciani, Bernard M. Rodin,
                    Woodlands Associates, and Realty Executive Associates
                    ("Sellers") and Brushcreek Associates, Llewellyn
                    Associates, Logan Place Associates and Jason Associates
                    (Sellers' respective rights and interests under the
                    Security Agreement have been sold, transferred and
                    assigned to J&B Management Company).

               (e)  Purchased Partnership Interest:  24.25% limited
                    partnership interest in the Operating Partnership
              

             
          9.   (a)  Investing Partnership:  Kansas Associates, a New Jersey
                    limited partnership

               (b)  Operating Partnership:  Jewel Crest, Ltd., a Kansas
                    limited partnership

               (c)  Set Aside Purchase Note:

                      (i)     Principal Amount:        $100,000

                     (ii)     Date of Issue:           November 3, 1982

                    (iii)     Maturity Date:           December 31, 1996

                     (iv)     Annual Payment of
                              Principal:               NOT REQUIRED

                      (v)     Total Payments of
                              Principal deemed made
                              as of July 31, 1991:     NOT APPLICABLE

                     (vi)     Total Scheduled
                              Principal Payments
                              Prior to Maturity:       NOT APPLICABLE

                    (vii)     Balance of Principal
                              Due at Maturity:         $100,000

                   (viii)     Prepaid Interest as of
                              July 31, 1991:           $119,133

               (d)  Security Agreement:  Purchase Agreement, dated November
                    3, 1982, by and among John Luciani, Bernard M. Rodin,
                    Woodlands Associates and Realty Executive Associates
                    ("Sellers") and Kansas Associates, Wyandotte
                    Associates, Worth Associates and Cipal Associates
                    (Sellers' respective rights and interests under the
                    Security Agreement have been sold, transferred and
                    assigned to J&B Management Company).

               (e)  Purchased Partnership Interest:  24.25% limited
                    partnership interest in the Operating Partnership
              

             
          10.  (a)  Investing Partnership:  Wyandotte Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  Jewel Crest, Ltd., a Kansas
                    limited partnership

               (c)  Set Aside Purchase Note:

                      (i)     Principal Amount:        $100,000

                     (ii)     Date of Issue:           November 3, 1982

                    (iii)     Maturity Date:           December 31, 1996

                     (iv)     Annual Payment of
                              Principal:               NOT REQUIRED

                      (v)     Total Payments of
                              Principal deemed made
                              as of July 31, 1991:     NOT APPLICABLE

                     (vi)     Total Scheduled
                              Principal Payments
                              Prior to Maturity:       NOT APPLICABLE

                    (vii)     Balance of Principal
                              Due at Maturity:         $100,000

                   (viii)     Prepaid Interest as of
                              July 31, 1991:           $119,133

               (d)  Security Agreement:  Purchase Agreement, dated November
                    3, 1982, by and among John Luciani, Bernard M. Rodin,
                    Woodlands Associates and Realty Executive Associates
                    ("Sellers") and Kansas Associates, Wyandotte
                    Associates, Worth Associates and Cipal Associates
                    (Sellers' respective rights and interests under the
                    Security Agreement have been sold, transferred and
                    assigned to J&B Management Company).

               (e)  Purchased Partnership Interest:  24.25% limited
                    partnership interest in the Operating Partnership
              
 
             
          11.  (a)  Investing Partnership:  Worth Associates, a New Jersey
                    limited partnership

               (b)  Operating Partnership:  Jewel Crest, Ltd., a Kansas
                    limited partnership

               (c)  Set Aside Purchase Note:

                      (i)     Principal Amount:        $100,000

                     (ii)     Date of Issue:           November 3, 1982

                    (iii)     Maturity Date:           December 31, 1996

                     (iv)     Annual Payment of
                              Principal:               NOT REQUIRED

                      (v)     Total Payments of
                              Principal deemed made
                              as of July 31, 1991:     NOT APPLICABLE

                     (vi)     Total Scheduled
                              Principal Payments
                              Prior to Maturity:       NOT APPLICABLE

                    (vii)     Balance of Principal
                              Due at Maturity:         $100,000

                   (viii)     Prepaid Interest as of
                              July 31, 1991:           $119,133

               (d)  Security Agreement:  Purchase Agreement, dated November
                    3, 1982, by and among John Luciani, Bernard M. Rodin,
                    Woodlands Associates and Realty Executive Associates
                    ("Sellers") and Kansas Associates, Wyandotte
                    Associates, Worth Associates and Cipal Associates
                    (Sellers' respective rights and interests under the
                    Security Agreement have been sold, transferred and
                    assigned to J&B Management Company).

               (e)  Purchased Partnership Interest:  24.25% limited
                    partnership interest in the Operating Partnership
              

             
          12.  (a)  Investing Partnership:  Cipal Associates, a New Jersey
                    limited partnership

               (b)  Operating Partnership:  Jewel Crest, Ltd., a Kansas
                    limited partnership

               (c)  Set Aside Purchase Note:

                      (i)     Principal Amount:        $100,000

                     (ii)     Date of Issue:           November 3, 1982

                    (iii)     Maturity Date:           December 31, 1996

                     (iv)     Annual Payment of
                              Principal:               NOT REQUIRED

                      (v)     Total Payments of
                              Principal deemed made
                              as of July 31, 1991:     NOT APPLICABLE

                     (vi)     Total Scheduled
                              Principal Payments
                              Prior to Maturity:       NOT APPLICABLE

                    (vii)     Balance of Principal
                              Due at Maturity:         $100,000

                   (viii)     Prepaid Interest as of
                              July 31, 1991:           $119,133

               (d)  Security Agreement:  Purchase Agreement, dated November
                    3, 1982, by and among John Luciani, Bernard M. Rodin,
                    Woodlands Associates and Realty Executive Associates
                    ("Sellers") and Kansas Associates, Wyandotte
                    Associates, Worth Associates and Cipal Associates
                    (Sellers' respective rights and interests under the
                    Security Agreement have been sold, transferred and
                    assigned to J&B Management Company).

               (e)  Purchased Partnership Interest:  24.25% limited
                    partnership interest in the Operating Partnership
              

             
          13.  (a)  Investing Partnership:  Millville Associates-I, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  BOS Associates, a New Jersey
                    limited partnership

               (c)  Set Aside Purchase Note:

                      (i)     Principal Amount:        $495,000

                     (ii)     Date of Issue:           May 12, 1982

                    (iii)     Maturity Date:           December 31, 1996

                     (iv)     Annual Payment of
                              Principal:               NOT REQUIRED

                      (v)     Total Payments of
                              Principal deemed made
                              as of July 31, 1991:     $95,000

                     (vi)     Total Scheduled
                              Principal Payments
                              Prior to Maturity:       $95,000

                    (vii)     Balance of Principal
                              Due at Maturity:         $400,000

                   (viii)     Prepaid Interest as of
                              July 31, 1991:           $65,559

               (d)  Security Agreement:  Purchase Agreement, dated May 12,
                    1982, by and among John Luciani, Bernard M. Rodin,
                    Harold Bobroff, Alfred Olonoff and Herbert L. Scharf
                    ("Sellers"), and BOS Associates (Sellers' respective
                    rights and interests under the Security Agreement have
                    been sold, transferred and assigned to J&B Management
                    Company).

               (e)  Purchased Partnership Interest:  24.75% limited
                    partnership interest in the Operating Partnership
              
 
             
          14.  (a)  Investing Partnership:  Millville Associates-II, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  BOS Associates, a New Jersey
                    limited partnership

               (c)  Set Aside Purchase Note:

                      (i)     Principal Amount:        $495,000

                     (ii)     Date of Issue:           May 12, 1982

                    (iii)     Maturity Date:           December 31, 1996

                     (iv)     Annual Payment of
                              Principal:               NOT REQUIRED

                      (v)     Total Payments of
                              Principal deemed made
                              as of July 31, 1991:     $95,000

                     (vi)     Total Scheduled
                              Principal Payments
                              Prior to Maturity:       $95,000

                    (vii)     Balance of Principal
                              Due at Maturity:         $400,000

                   (viii)     Prepaid Interest as of
                              July 31, 1991:           $65,559

               (d)  Security Agreement:  Purchase Agreement, dated May 12,
                    1982, by and among John Luciani, Bernard M. Rodin,
                    Harold Bobroff, Alfred Olonoff and Herbert Scharf
                    ("Sellers"), and BOS Associates (Sellers' respective
                    rights and interests under the Security Agreement have
                    been sold, transferred and assigned to J&B Management
                    Company).

               (e)  Purchased Partnership Interest:  24.75% limited
                    partnership interest in the Operating Partnership
              

             
          15.  (a)  Investing Partnership:  Millville Associates-III, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  BOS Associates, a New Jersey
                    limited partnership

               (c)  Set Aside Purchase Note:

                      (i)     Principal Amount:        $495,000

                     (ii)     Date of Issue:           May 12, 1982

                    (iii)     Maturity Date:           December 31, 1996

                     (iv)     Annual Payment of
                              Principal:               NOT REQUIRED

                      (v)     Total Payments of
                              Principal deemed made
                              as of July 31, 1991:     $95,000

                     (vi)     Total Scheduled
                              Principal Payments
                              Prior to Maturity:       $95,000

                    (vii)     Balance of Principal
                              Due at Maturity:         $400,000

                   (viii)     Prepaid Interest as of
                              July 31, 1991:           $65,559

               (d)  Security Agreement:  Purchase Agreement, dated May 12,
                    1982, by and among John Luciani, Bernard M. Rodin,
                    Harold Bobroff, Alfred Olonoff and Herbert L. Scharf
                    ("Sellers"), and BOS Associates (Sellers' respective
                    rights and interests under the Security Agreement have
                    been sold, transferred and assigned to J&B Management
                    Company).

               (e)  Purchased Partnership Interest:  24.75% limited
                    partnership interest in the Operating Partnership
              

             
          16.  (a)  Investing Partnership:  Millville Associates-IV, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  BOS Associates, a New Jersey
                    limited partnership

               (c)  Set Aside Purchase Note:

                      (i)     Principal Amount:        $495,000

                     (ii)     Date of Issue:           May 12, 1982

                    (iii)     Maturity Date:           December 31, 1996

                     (iv)     Annual Payment of
                              Principal:               NOT REQUIRED

                      (v)     Total Payments of
                              Principal deemed made
                              as of July 31, 1991:     $95,000

                     (vi)     Total Scheduled
                              Principal Payments
                              Prior to Maturity:       $95,000

                    (vii)     Balance of Principal
                              Due at Maturity:         $400,000

                   (viii)     Prepaid Interest as of
                              July 31, 1991:           $65,559

               (d)  Security Agreement:  Purchase Agreement, dated May 12,
                    1982, by and among John Luciani, Bernard M. Rodin,
                    Harold Bobroff, Alfred Olonoff and Herbert L. Scharf
                    ("Sellers"), and BOS Associates (Sellers' respective
                    rights and interests under the Security Agreement have
                    been sold, transferred and assigned to J&B Management
                    Company).

               (e)  Purchased Partnership Interest:  24.75% limited
                    partnership interest in the Operating Partnership
              

             
          17.  (a)  Investing Partnership:  Vine Hill Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  Walnut Associates, a New Jersey
                    limited partnership

               (c)  Set Aside Purchase Note:

                      (i)     Principal Amount:        $1,920,000

                     (ii)     Date of Issue:           December 29, 1982

                    (iii)     Maturity Date:           December 31, 1996

                     (iv)     Annual Payment of
                              Principal:               $20,000

                      (v)     Total Payments of
                              Principal deemed made
                              as of July 31, 1991:     $48,000

                     (vi)     Total Scheduled
                              Principal Payments
                              Prior to Maturity:       $260,000

                    (vii)     Balance of Principal
                              Due at Maturity:         $1,660,000

                   (viii)     Prepaid Interest as of
                              July 31, 1991:           $1,218,733

               (d)  Security Agreement:  Purchase Agreement, dated December
                    29, 1982, by and among John Luciani, Bernard M. Rodin,
                    Robert Brodsky, Peter Hopf, Richard Adler, Arthur
                    Barchenko, Robert Frankel and Donald Gillin ("Sellers")
                    and Walnut Associates (Sellers' respective rights and
                    interests under the Security Agreement have been sold,
                    transferred and assigned to J&B Management Company).

               (e)  Purchased Partnership Interest:  99% limited
                    partnership interest in the Operating Partnership
              

             
          18.  (a)  Investing Partnership:  Delaware Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  Bethlehem Associates, a New
                    Jersey limited partnership

               (c)  Set Aside Purchase Note:

                      (i)     Principal Amount:        $2,200,000

                     (ii)     Date of Issue:           October 25, 1982

                    (iii)     Maturity Date:           December 31, 1996

                     (iv)     Annual Payment of
                              Principal:               NOT REQUIRED

                      (v)     Total Payments of
                              Principal deemed made
                              as of July 31, 1991:     $246,000

                     (vi)     Total Scheduled
                              Principal Payments
                              Prior to Maturity:       $420,000

                    (vii)     Balance of Principal
                              Due at Maturity:         $1,780,000

                   (viii)     Prepaid Interest as of
                              July 31, 1991:           $343,684

               (d)  Security Agreement:  Purchase Agreement, dated October
                    25, 1982, by and among John Luciani, Bernard M. Rodin,
                    William Goldberg, Irving Weis, Jack Ortman, Jerry
                    Blickman, William Nelkin and Robert Nelson ("Sellers")
                    and Delaware Associates (Sellers' respective rights and
                    interests under the Security Agreement have been sold,
                    transferred and assigned to J&B Management Company).

               (e)  Purchased Partnership Interest:  99% limited
                    partnership interest in the Operating Partnership
              
 
             
          19.  (a)  Investing Partnership:  Woodlands Associates, a  New
                    Jersey limited partnership

               (b)  Operating Partnership:  Fawn Ridge Apts., Ltd., a Texas
                    limited partnership

               (c)  Set Aside Purchase Note:

                      (i)     Principal Amount:        $2,785,000

                     (ii)     Date of Issue:           December 21, 1982

                    (iii)     Maturity Date:           December 31, 1996

                     (iv)     Annual Payment of
                              Principal:               NOT REQUIRED

                      (v)     Total Payments of
                              Principal deemed made
                              as of July 31, 1991:     NOT APPLICABLE

                     (vi)     Total Scheduled
                              Principal Payments
                              Prior to Maturity:       NOT APPLICABLE

                    (vii)     Balance of Principal
                              Due at Maturity:         $2,785,000

                   (viii)     Prepaid Interest as of
                              July 31, 1991:           $1,068,103

               (d)  Security Agreement:  Purchase Agreement, dated December
                    21, 1982, by and among John Luciani, Bernard M. Rodin,
                    John Luciani III, J&B Management Corp., Barbara H.
                    Freitag, Harvey Realty Company, Harvey R. Heller, James
                    Heller, Seymour A. Heller and Tangelo Associates
                    ("Sellers") and Woodlands Associates (Sellers'
                    respective rights and interests under the Security
                    Agreement have been sold, transferred and assigned to
                    J&B Management Company).

               (e)  Purchased Partnership Interest:  99% limited
                    partnership interest in the Operating Partnership
              

             
          20.  (a)  Investing Partnership:  Wilkes Barre Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  Hanover Associates, Ltd., a New
                    York limited partnership

               (c)  Set Aside Purchase Note:

                      (i)     Principal Amount:        $2,850,000

                     (ii)     Date of Issue:           October 29, 1982

                    (iii)     Maturity Date:           December 31, 1996

                     (iv)     Annual Payment of
                              Principal:               NOT REQUIRED

                      (v)     Total Payments of
                              Principal deemed made
                              as of July 31, 1991:     $550,000

                     (vi)     Total Scheduled
                              Principal Payments
                              Prior to Maturity:       $550,000

                    (vii)     Balance of Principal
                              Due at Maturity:         $2,300,000

                   (viii)     Prepaid Interest as of
                              July 31, 1991:           $437,824

               (d)  Security Agreement:  Purchase Agreement, dated October
                    29, 1982, by and among John Luciani, Bernard M. Rodin,
                    Alan Underberg, Manuel Goldman, Andrew Greenstein,
                    Irving Kessler, Bradley Schwartz, Herman Schwartz,
                    Theodore Ellenoff, Charles August, Harry Goldman and
                    Lois Ellenoff ("Sellers") and Hanover Associates
                    (Sellers' respective rights and interests under the
                    Security Agreement have been sold, transferred and
                    assigned to J&B Management Company).

               (e)  Purchased Partnership Interest:  99% limited
                    partnership interest in the Operating Partnership
              

          <PAGE>

             
                                                  EXHIBIT B
                                                  to Bank Agreement

                           [Form of Consent and Agreement]

                                CONSENT AND AGREEMENT

                             [PURSUANT TO SECTION 7.2(c)]
              

              
                    THIS CONSENT AND AGREEMENT, dated as of _______, 199_,
          is by and between [name of Investing Partnership] (the "Investing
          Partnership"), J&B Management Company ("J&B"), and The Bank of
          New York (the "Bank").

                                 W I T N E S S E T H:
                                 - - - - - - - - - -
              

             
                    WHEREAS, J&B, Leisure Centers, Inc., J&B Management
          Corp., Sulgrave Realty Corporation, Wilmart Development Corp. and
          the Bank have entered into that certain Agreement dated October
          _, 1991 (the "Agreement"); and
              

             
                    WHEREAS, Section 7.2(c) of the Agreement provides for
          the execution of this Consent and Agreement by the parties
          hereto;
              

             
                    NOW, THEREFORE, in consideration of the premises and
          the mutual covenants herein contained and other good and valuable
          consideration, receipt of which is hereby acknowledged, the
          parties hereto hereby consent and agree as follows:
              

             
                    Section 1.  Consents and Agreements.  The Investing
                                -----------------------
          Partnership hereby (i) consents to J&B's assignment to the Bank
          of the Investing Partnership's Set Aside Purchase Note; (ii)
          consents to J&B's delivery of the Investing Partnership's Set
          Aside Purchase Note to the Bank; and (iii) agrees that upon
          receiving the Bank's notice of an Event of Default that is
          continuing, the Investing Partnership shall pay all sums due
          under its Set Aside Purchase Note directly to the Bank.  The Bank
          hereby acknowledges that interest and, where required, scheduled
          payments of principal payable prior to maturity may be deferred
          until the maturity of that Set Aside Purchase Note.
              

             
                    Section 2.  Notices.  All notices and other
                                -------
          communications pursuant or relating to this Consent and Agreement
          shall be in writing and shall be delivered by hand or sent by
          registered or certified mail, return receipt requested, or by
          facsimile, confirmed by writing delivered by hand or sent by
          registered or certified mail, return receipt requested, delivered
          or sent on the date of the facsimile, addressed as follows:
              
 
             
                    (a)  If to the Investing Partnership:
                                                            
                         --------------------------------------  
                         --------------------------------------
                         --------------------------------------

                    (b)  If to J&B:

                         J&B Management Company
                         One Executive Drive
                         Fort Lee, New Jersey 07024
                         Facsimile Number:  201 947-6663
                         Attention:  Bernard M. Rodin

                    With a copy to:

                         Reid & Priest
                         40 West 57th Street
                         New York, New York 10019
                         Facsimile Number:  212 603-2298
                         Attention:  Gerald A. Eppner, Esq.

                    (c)  If to Bank:

                         The Bank of New York
                         101 Barclay Street
                         New York, New York 10286
                         Facsimile:  212 815-5999
                         Attention:  Sandra Padmore-Lewis,
                                        Corporate Trust
                                        Trustee Administration
              

             
          or at such other address as a party shall have last furnished to
          the other parties hereto in writing.  Any notice provided for
          herein shall be deemed to have been given on the date of the
          receipt of the notice by hand delivery or of the facsimile or the
          third Business Day after the date of mailing, certified mail,
          return receipt requested.
              

             
                    Section 3.  Choice of Law.  This Consent and Agreement
                                -------------
          shall be governed by the laws of the State of New York, without
          giving effect to the principles of conflicts of law thereof.
              

             
                    Section 4.  Successors.  This Consent and Agreement
                                ----------
          shall be binding upon and inure to the benefit of the parties
          hereto and their respective successors and permitted assigns.
              

             
                    Section 5.  Counterparts.  This Consent and Agreement
                                ------------
          may be executed in any number of counterparts, each of which
          shall be an original, but all of which together shall constitute
          one instrument.
              

             
                    Section 6.  Definitions.  All terms used in this
                                -----------
          Consent and Agreement and not otherwise defined herein shall have
          the meanings ascribed to them in the Agreement.
              

             
                    IN WITNESS WHEREOF, the parties hereto have executed
          this Consent and Agreement as of the date first written above.


                                        [Name of Investing Partnership]


                                        By
                                          -----------------------------
                                          Title:


                                        J&B MANAGEMENT COMPANY


                                        By
                                          -----------------------------
                                          Title:


                                        THE BANK OF NEW YORK


                                        By
                                          -----------------------------
                                          Title:
              

          <PAGE>

             
                                                           EXHIBIT C
                                                           to Bank Agreement

                     [Form of Consent, Assignment and Agreement]


                          CONSENT, ASSIGNMENT AND AGREEMENT

                             [PURSUANT TO SECTION 7.3(c)]
              

             
                    THIS CONSENT, ASSIGNMENT AND AGREEMENT, dated as of
          ___________ __, 199_, is by and between [name of Investing
          Partnership] (the "Investing Partnership"), [name of Operating
          Partnership] (the "Operating Partnership"), J&B Management
          Company ("J&B"), and The Bank of New York (the "Bank").

                                 W I T N E S S E T H:
                                 - - - - - - - - - -
              

             
                    WHEREAS, J&B, Leisure Centers, Inc., J&B Management
          Corp., Sulgrave Realty Corporation, Wilmart Development Corp. and
          the Bank have entered into that certain Agreement dated October
          __, 1991 (the "Agreement"); and
              

             
                    WHEREAS, Section 7.3(c) of the Agreement provides for
          the execution of this Consent and Agreement by the parties
          hereto;
              

             
                    NOW, THEREFORE, in consideration of the premises and
          the mutual covenants herein contained and other good and valuable
          consideration, receipt of which is hereby acknowledged, the
          parties hereto hereby consent and agree as follows:
              

             
                    Section 1.  Consents, Assignments and Agreements.  The
                                ------------------------------------
          Investing Partnership and the Operating Partnership in which the
          Investing Partnership owns a Purchased Partnership Interest
          hereby (i) consent to J&B's assignment to the Bank of the
          Security Agreement, Security Interest, Purchased Partnership
          Interest, all distributions which may be due and payable or paid
          from time to time on such Purchased Partnership Interest, and the
          proceeds thereof, relating to the Investing Partnership's Set
          Aside Purchase Note; (ii) consent to J&B's delivery to the Bank
          of Financing Statements and to the Bank's filing of such
          Financing Statements with the appropriate governmental
          authorities in order to perfect and to continue the perfection of
          the Bank's security interest in the Security Agreement, Security
          Interest, Purchased Partnership Interest and distributions which
          may be due and payable or paid from time to time on the Purchased
          Partnership Interest; (iii) subject to the terms and conditions
          of the Agreement, assign to the Bank all distributions which
          shall be due and payable or made from time to time on the
          Purchased Partnership Interest, and the proceeds thereof, until
          all outstanding obligations under the Set Aside Purchase Note
          which is in default have been paid in full (including, without
          limitation, all costs of collection, reasonable attorneys' fees
          and other fees and expenses); and (iv) subject to the terms and
          conditions of the Agreement, agree that upon foreclosure of the
          Security Interest all distributions made on the Purchased
          Partnership Interest shall be paid directly to the Bank, as the
          assignee of J&B, regardless of whether the Bank becomes a
          substituted limited partner in place of the Investing Partnership
          in the Operating Partnership but subject to the limitations set
          forth in clause (iii) above.
              

             
                    Section 2.  Representation of the Operating    
                                -------------------------------
          Partnership.  The Operating Partnership hereby agrees to keep a
          -----------
          copy of this Consent, Assignment and Agreement with its business
          records.
              

             
                    Section 3.  Agreement of the Operating Partnership. 
                                --------------------------------------
          The Operating Partnership hereby agrees to admit the Bank as a
          substituted limited partner in place of the Investing Partnership
          in the Operating Partnership upon the Bank's foreclosure on the
          Security Interest and request, subject to the Bank's obtaining
          HUD 2530 Clearance and the rights of the Investing Partnership
          under Section 9-505 of the Uniform Commercial Code.
              

             
                    Section 4.  Amendment to Partnership Agreement.  Upon
                                ----------------------------------
          substitution of the Bank for the Investing Partnership as a
          limited partner in the Operating Partnership pursuant to the
          Agreement and this Consent, Assignment and Agreement, this
          Consent, Assignment and Agreement shall constitute an amendment
          to the partnership agreement of the Operating Partnership, and
          the Bank shall not be liable for the obligations of any
          predecessor which has assigned the Purchased Partnership Interest
          to make any contributions to the Operating Partnership.
              

             
                    Section 5.  Further Assurances and Power of Attorney. 
                                ----------------------------------------
          Each of the parties hereto shall, from time to time, upon request
          of a party hereto, duly execute, acknowledge and deliver or cause
          to be duly executed, acknowledged and delivered, all such further
          instruments and documents reasonably requested by a party to
          effectuate the intent and purposes of this Consent, Assignment
          and Agreement.  Notwithstanding the foregoing, this Consent,
          Assignment and Agreement shall constitute an irrevocable power of
          attorney coupled with an interest for the Bank to execute and
          file a certificate of amendment to the certificate of limited
          partnership of the Operating Partnership or any other document or
          instrument in order to effectuate the intent and purposes of this
          Consent, Assignment and Agreement; provided, however, that the
          Bank may not be substituted as a partner of the Operating
          Partnership unless such substitution is permitted under the
          Uniform Commercial Code and HUD 2530 Clearance, if required, has
          been obtained.
              

             
                    Section 6.  Notices.  All notices and other
                                -------
          communications pursuant or relating to this Consent and Agreement
          shall be in writing and shall be delivered by hand or sent by
          registered or certified mail, return receipt requested, or by
          facsimile, confirmed by writing delivered by hand or sent by
          registered or certified mail return receipt requested, delivered
          or sent on the date of the facsimile, addressed as follows:
              

             
                    (a)  If to the Investing Partnership:
                                                            
                         ------------------------------------- 
                         -------------------------------------
                         -------------------------------------

                    (b)  If to the Operating Partnership:
                                                            
                         ------------------------------------- 
                         -------------------------------------
                         -------------------------------------

                    (c)  If to J&B:

                         J&B Management Company
                         One Executive Drive
                         Fort Lee, New Jersey 07024
                         Facsimile Number:  201 947-6663
                         Attention:  Bernard M. Rodin

                    With a copy to:

                         Reid & Priest
                         40 West 57th Street
                         New York, New York 10019
                         Facsimile Number:  212 603-2298
                         Attention:  Gerald A. Eppner, Esq.

                    (d)  If to Bank:

                         The Bank of New York
                         101 Barclay Street
                         New York, New York 10286
                         Facsimile:  212 815-5999
                         Attention:  Sandra Padmore-Lewis,
                                        Corporate Trust
                                        Trustee Administration
              

             
          or at such other address as a party shall have last furnished to
          the other parties hereto in writing.  Any notice provided for
          herein shall be deemed to have been given on the date of the
          receipt of the notice by hand delivery or of the facsimile or the
          third Business Day after the date of mailing, certified mail,
          return receipt requested.
              

             
                    Section 7.  Choice of Law.  This Consent, Assignment
                                -------------
          and Agreement shall be governed by the laws of the State of New
          York, without giving effect to the principles of conflicts of law
          thereof.
              

             
                    Section 8.  Successors.  This Consent, Assignment and
                                ----------
          Agreement shall be binding upon and inure to the benefit of the
          parties hereto and their respective successors and permitted
          assigns.
              

             
                    Section 9.  Counterparts.  This Consent, Assignment and
                                ------------
          Agreement may be executed in any number of counterparts, each of
          which shall be an original, but all of which together shall
          constitute one instrument.
              

              
                    Section 10.  Definitions.  All terms used in this
                                 -----------
          Consent and Agreement and not otherwise defined herein shall have
          the meanings ascribed to them in the Bank Agreement.
              

             
                    IN WITNESS WHEREOF, the parties hereto have executed
          this Consent and Agreement as of the date first written above.


                                        [Name of Investing Partnership]


                                        By
                                          ------------------------------
                                          Title:


                                        [Name of Operating Partnership]


                                        By   
                                          ------------------------------
                                          Title:


                                        J&B MANAGEMENT COMPANY


                                        By 
                                          ------------------------------
                                          Title:


                                        THE BANK OF NEW YORK


                                        By
                                          ------------------------------
                                          Title:
              



                                                         Exhibit 10.5(e)


                                    BANK AGREEMENT


                    THIS BANK AGREEMENT, dated as of April 1, 1992 (as
          amended, modified or supplemented from time to time, this "Bank
          Agreement"), is by and among J&B Management Company, a New Jersey
          general partnership ("J&B"), and its affiliates; Leisure Centers,
          Inc., a corporation organized and existing under the laws of the
          State of Delaware, J&B Management Corp., Sulgrave Realty
          Corporation, and Wilmart Development Corp., each of which is a
          corporation organized and existing under the laws of the State of
          New Jersey (hereinafter J&B, Leisure Centers, Inc., J&B
          Management Corp., Sulgrave Realty Corporation and Wilmart
          Development Corp. are sometimes referred to collectively as the
          "Company" or the "Co-Obligors"), and The Bank of New York (the
          "Bank").

                                 W I T N E S S E T H:
                                 - - - - - - - - - -

                    WHEREAS, the Company is issuing its Series 4, 11.5%
          Debentures due April 15, 2000 (the "Debentures") pursuant to the
          Company's Confidential Private Placement Memorandum dated April
          2, 1992, as the same may be from time to time amended (the
          "Memorandum");

                    WHEREAS, the Company's private placement of the
          Debentures (the "Offering") will terminate on the earlier of (i)
          the date on which all the Debentures are sold or (ii) December
          31, 1993 (the "Offering Termination Date");

                    WHEREAS, subscribers will purchase Debentures at a
          closing (the "Initial Closing") to be held when at least
          $1,000,000 principal amount of Debentures have been sold and,
          thereafter, from time to time (each, singly, an "Additional
          Closing," and, collectively, the "Additional Closings"), at the
          discretion of the Company, on such day or days as may be
          determined by the Company, as subscriptions are received and
          accepted (hereinafter the date of the Initial Closing and the
          date of any Additional Closing are each referred to as a "Closing
          Date");

                    WHEREAS, the Company desires to deliver to the Bank
          amounts received by the Company from subscribers for Debentures
          (each, singly, a "Purchaser," and, collectively, the
          "Purchasers"), in payment for the Debentures, which amounts shall
          be released to the Company at the Initial Closing and at each
          Additional Closing;

                    WHEREAS, each Purchaser shall be entitled to receive,
          on a monthly basis prior to the Closing Date with respect to that
          Purchaser's Debentures, distributions representing interest
          accrued on that Purchaser's subscription payment at a rate of
          11.5% per annum;

                    WHEREAS, the Company desires to establish an interest
          bearing escrow fund to be called J&B Management Series 4 Escrow
          Fund Account No. 201317 (the "Fund") with the Bank;

                    WHEREAS, the Company wishes to grant the Bank, for the
          benefit of the Bank and the Purchasers, a security interest in
          and to assign to the Bank certain notes, instruments and
          documents more fully described below and the Bank is willing to
          accept such security interest and assignment upon the terms and
          conditions hereinafter set forth; and

                    WHEREAS, the Company wishes to appoint the Bank as
          Escrow Agent, Authenticating Agent, Registrar, Paying Agent and
          Custodian with respect to the Debentures and the above-mentioned
          notes, instruments and documents and the Bank is willing to
          accept such appointments upon the terms and conditions
          hereinafter set forth.

                    NOW, THEREFORE, in consideration of the foregoing
          premises and the mutual covenants herein contained and other good
          and valuable consideration, receipt of which is hereby
          acknowledged, the parties hereto hereby agree as follows:

                    Section 1.  Escrow Agent.
                                ------------

                    Section 1.1.  Appointment.  
                                  -----------  The Company hereby appoints
          and designates the Bank as Escrow Agent for the purposes set
          forth in this Section 1, and the Bank hereby accepts such
          appointment.

                    Section 1.2.  Escrow.  
                                  ------  The Company shall from time to
          time deliver amounts received from Purchasers in payment for the
          Debentures ("Subscription Payments") to the Bank.  The Bank shall
          deposit the Subscription Payments in the Fund to be established
          in the Company's name for this purpose by the Bank.  Subscription
          Payments delivered for deposit in the Fund shall be invested in
          short term certificates of deposits (including certificates of
          deposits issued by the Bank), A-1, P-1 commercial paper, interest
          bearing money market accounts, all as specified in writing by the
          Company and held in trust for the benefit of the Purchasers.  The
          Bank is not responsible for interest, losses, taxes or other
          charges on investments.  All checks delivered to the Bank for
          deposit in the Fund shall be payable to the order of "J&B
          Management Company - Escrow Account."  Concurrently with such
          delivery, the Company shall deliver to the Bank a statement of
          the name, mailing address and tax identification number of each
          Purchaser whose Subscription Payment is being delivered, and a
          schedule listing the aggregate Debentures and aggregate
          cumulative Subscription Payments to date delivered for deposit in
          the Fund.  For the purposes of this Bank Agreement, the Company
          is authorized to make deposits and give instructions as to
          investments of deposits and otherwise, as contemplated in this
          Bank Agreement, to the Bank.

                    Section 1.3.  Interest.  
                                  --------  During the period (the "Escrow
          Period") commencing upon the date that any Purchaser's
          Subscription Payment constitutes Cleared Funds (as defined in
          Section 1.11 hereof) and ending on the day immediately preceding
          the Closing Date with respect to that Purchaser's Debentures,
          interest will accrue on that Purchaser's Subscription Payment at
          a rate of 11.5% per annum, computed on the basis of a year of 360
          days consisting of 12 thirty day months.  Interest shall be
          payable on the fifteenth day of each month.  Four Business Days
          prior to each such interest payment date, the Bank shall give the
          Company written notice of the difference between the amount of
          interest which will be payable on Subscription Payments on such
          interest payment date and the amount of interest accruing on the
          Fund's assets which will be available for such payment on such
          interest payment date.  Not later than 11:30 a.m. (New York time)
          on the second Business Day preceding such interest payment date,
          the Company shall deposit with the Bank its check in the amount
          of such difference.  On each interest payment date, the Bank
          shall pay interest which is due and payable to the respective
          Purchasers by mailing its check in the appropriate amount to each
          Purchaser by first class mail at the Purchaser's mailing address
          provided to the Bank pursuant to Section 1.2 hereof.  In the
          event that the Company shall default in its payment obligations
          to the Bank under this Section 1.3, the Bank shall mail its check
          in the amount of each Purchaser's pro rata share of interest
          earned and paid on the Fund's assets as provided in this Section
          1.3.  For purposes of this Bank Agreement, "Business Day" shall
          mean any day other than a day on which the Bank is authorized to
          remain closed in New York City.

                    Section 1.4.  Conditions of Initial Closing and
                                  ---------------------------------
          Additional Closings.  
          -------------------  Notwithstanding anything to the contrary in
          this Bank Agreement, it is a condition precedent to the Initial
          Closing and to each Additional Closing that J&B shall deliver to
          the Bank Set Aside Purchase Notes which at maturity will have an
          aggregate outstanding balance of principal equal to at least
          twice the principal amount of the Debentures which will be sold
          at that Initial Closing or Additional Closing, together with the
          related Consent and Agreement pertaining to each such Set Aside
          Purchase Note and the related Consent, Assignment and Agreement
          pertaining to the Purchased Partnership Interest and the related
          Financing Statements (as such terms are defined in Section 7
          hereof), as provided in Section 7 hereof.  Upon the scheduling of
          the Initial Closing and each Additional Closing, the Company
          shall give written notice thereof to the Bank not less than one
          (1) Business Day prior to the date scheduled for each such
          closing.  As used in this Section 1.4 and elsewhere in this Bank
          Agreement, a statement concerning the outstanding principal
          amount at maturity of any Set Aside Purchase Note refers to an
          amount that does not include any payments on a Set Aside Purchase
          Note deferred by the obligor thereof with the consent of the
          Company.

                    Section 1.5.  Cancellation.  
                                  ------------
          The Company shall give the Bank notice of any Purchaser who
          cancels his Subscription prior to his Closing Date or whose
          Subscription Payment was deposited pursuant to Section 1.2 but
          whose Subscription is rejected, setting forth the name and
          mailing address of the Purchaser and the amount of the rejected
          or cancelled subscription.  As promptly as practicable
          thereafter, the Bank shall pay the amount of the cancelled or
          rejected subscription from the Fund to the Purchaser whose
          Subscription was cancelled or rejected as directed by the
          Company.  Any interest earned thereon and not theretofore
          distributed pursuant to Section 1.3 hereof shall be paid to the
          Purchaser in accordance with Section 1.3 hereof.  Payment shall
          be made by check payable to the Purchaser mailed by the Bank by
          first class mail directly to the Purchaser at the mailing address
          of the Purchaser.

                    Section 1.6.  Payment.  
                                  -------  The Bank, at the Initial Closing
          and each Additional Closing, upon written instruction from the
          Company, shall transfer to the Company or to such third party or
          parties as may be directed by the Company the Cleared Funds then
          held in the Fund by the Bank.  Any interest earned thereon and
          not theretofore distributed in accordance with Section 1.3 hereof
          shall be paid to the Purchasers in accordance with Section 1.3
          hereof.

                    Section 1.7.  Fees and Expenses.  
                                  -----------------
          In addition to the fees set forth in Section 7.8 hereof, the Bank
          shall be entitled to an administration fee as compensation for
          its services under this Section 1 in the amount of $5,000 payable
          (i) upon the execution and delivery of this Bank Agreement and
          (ii) subject to an adjustment as provided in the next succeeding
          sentence of this Section 1.7, on the first anniversary date of
          this Bank Agreement, provided however that the Bank shall not be
          entitled to payment of an administration fee on such first
          anniversary date if all of the Debentures have been sold prior
          thereto.  In the event the Offering terminates prior to December
          31, 1993, the Company shall be entitled to a refund payable ten
          days after the Offering Termination Date, of that portion of the
          administration fee paid to the Bank on the first anniversary date
          of the Bank Agreement, in an amount calculated as the difference
          between (a) $5,000 and (b) the product of (x) $5,000 and (y) a
          fraction, the numerator of which is the number of days between
          the first anniversary date of this Bank Agreement and the
          Offering Termination Date, inclusive, and the denominator of
          which is 365.  In no event shall the Bank be entitled to payment
          of an administration fee, as provided for in this Section 1.7,
          following the Offering Termination Date.  The Company shall also
          pay the Bank $5 for the preparation and execution of each
          Purchaser's account including the calculation of interest
          accrued; $1 for the preparation of each Purchaser's 1099 tax
          form; $25 for each investment transaction in the Fund; $25 for
          each returned "bounced" check of a Purchaser; and $500 for each
          Additional Closing, payable within 10 days after the Bank gives
          the Company notice that any such amounts are due and payable. 
          Notwithstanding anything herein to the contrary, the Bank shall
          not charge the Company for the issuance of checks or wire
          transfers to make monthly payments of accrued interest on
          Subscription Payments.  No additional fee will be payable with
          respect to wire transfers of and unreturned checks for
          Subscription Payments.  In addition, the Company shall reimburse
          the Bank for its actual out-of-pocket expenses incurred in
          connection with its obligations pursuant to this Section 1
          (including, but not limited to, actual expenses for stationery,
          postage, telephone, telex, wire transfers, telecopy and retention
          of records, and reasonable fees and expenses of counsel), payable
          within ten (10) days after the Bank gives notice to the Company
          that it has incurred such expenses.  The obligation to pay such
          compensation and reimburse such expenses shall be borne solely by
          the Company.  Amounts held in the Fund shall not be available to
          satisfy this obligation or any other obligation of the Company to
          the Bank.  The Company shall not be obligated to reimburse the
          Bank for any costs or expenses incurred in connection with the
          preparation and execution of this Bank Agreement.  The provisions
          of this Section 1.7 shall survive the termination of this Bank
          Agreement.

                    Section 1.8.  Termination of Offering.  
                                  -----------------------
          If the Offering should be terminated, the Company shall promptly
          so advise the Bank in writing, and shall authorize and direct the
          Bank to return the Subscription Payments to the Purchasers.  The
          Bank thereupon shall return those Subscription Payments to the
          extent they have not been distributed per Section 1.6 to the
          Purchasers from whom they were received.  Any interest earned on
          the Subscription Payments and not theretofore distributed
          pursuant to Section 1.3 hereof shall be paid in accordance with
          Section 1.3 hereof.  Upon making such disbursements to the
          Purchasers and the Company, the Bank shall be relieved of all of
          its obligations and liabilities under this Bank Agreement.

                    Section 1.9.  Form 1099, etc.  
                                  -------------- In compliance with the
          Interest and Dividend Tax Compliance Act of 1983, the Company
          shall request that each Purchaser furnish to the Bank such
          Purchaser's taxpayer identification number and a statement
          certified under penalties of perjury that (a) such taxpayer
          identification number is true and correct and (b) the Purchaser
          is not subject to the requirements of such Act providing for
          withholding of 20% of reportable interest, dividends or other
          payments.

                    Section 1.10.  Uncollected Funds.  
                                   -----------------  In the event that any
          funds, including Cleared Funds, deposited in the Fund prove
          uncollectible after the funds represented thereby have been
          released by the Bank pursuant to this Bank Agreement, the Company
          shall reimburse the Bank upon request for the face amount of such
          check or checks; and the Bank shall, upon instruction from the
          Company, deliver the returned checks or other instruments to the
          Company.  This section shall survive the termination of this Bank
          Agreement.

                    Section 1.11.  Cleared Funds.  
                                   ------------- For the purpose of this
          Bank Agreement, Subscription Payments shall constitute "Cleared
          Funds" in accordance with the following:

                    (a)  if paid by wire transfer, such funds shall
          constitute Cleared Funds on the date received by the Bank;

                    (b)  if paid by check drawn on a New York Clearing
          House Bank, such funds shall constitute Cleared Funds on the
          second Business Day following the date received by the Bank; and

                    (c)  if paid by check drawn on any bank other than a
          New York Clearing House Bank, such funds shall constitute Cleared
          Funds on the third Business Day following the date received by
          the Bank.

                    Section 2.  Execution.  
                                ---------   The Debentures shall be
          executed on behalf of the Company by the manual or facsimile
          signature of a partner or officer of the Company.  All such
          facsimile signatures shall have the same force and effect as if
          the partner or officer had manually signed the Debentures.  In
          case any partner or officer of the Company whose signature shall
          appear on a Debenture shall cease to be such partner or officer
          before the delivery of such Debenture or the issuance of a new
          Debenture following a transfer or exchange, such signature or
          such facsimile shall nevertheless be valid and sufficient for all
          purposes, the same as if such partner or officer had remained a
          partner or officer until delivery.

                    Section 3.  Authenticating Agent.
                                ---------------------

                    Section 3.1.  Appointment.  
                                  ------------  The Company hereby appoints
          and designates the Bank as Authenticating Agent for the purposes
          set forth in this Section 3, and the Bank hereby accepts such
          appointment.

                    Section 3.2.  Authentication.  
                                  ---------------  Only such Debentures as
          shall have the Certificate of Authentication endorsed thereon in
          substantially the form set forth in the form of Debenture
          attached to the Memorandum, duly executed by the manual signature
          of an authorized signatory of the Bank, shall be entitled to any
          right or benefit under this Bank Agreement.  No Debentures shall
          be valid or obligatory for any purpose unless and until such
          Certificate of Authentication shall have been duly executed by
          the Bank; and such executed certificate upon any such Debenture
          shall be conclusive evidence that such Debenture has been
          authenticated and delivered under this Bank Agreement.  The
          Certificate of Authentication on any Debenture shall be deemed to
          have been executed by the Bank if signed by an authorized
          signatory of the Bank, but it shall not be necessary that the
          same person sign the Certificate of Authentication on all of the
          Debentures.

                    Section 4.  Mutilated, Lost, Stolen or Destroyed
                                ------------------------------------
          Debentures. 
          -----------  Subject to applicable law, in the event any
          Debenture is mutilated, lost, stolen or destroyed, the Company
          may authorize the execution and delivery of a new Debenture of
          like date, number, maturity and denomination as that mutilated,
          lost, stolen or destroyed, provided, however, that in the case of
          any mutilated Debenture, such mutilated Debenture shall first be
          surrendered to the Company, and in the case of any lost, stolen
          or destroyed Debenture, there shall be first furnished to the
          Company and the Bank, evidence of the ownership thereof and of
          such loss, theft or destruction satisfactory to the Company and
          the Bank, together with indemnification through a bond of
          indemnity or otherwise as shall be satisfactory to the Company
          and the Bank.  The Company may charge the Purchaser of such
          Debenture with any amounts satisfactory to the Company and the
          Bank and permitted by applicable law.

                    Section 5.  Registrar and Transfer Agent.
                                -----------------------------

                    Section 5.1.  Appointment.  
                                  -----------
          The Company hereby appoints and designates the Bank as Registrar
          and Transfer Agent for the purposes set forth in this Section 5,
          and the Bank hereby accepts such appointment.

                    Section 5.2.  Registration, Transfer and Exchange of  
                                  -------------------------------------
          Debentures.  
          ----------  The Debentures are issuable only as registered
          Debentures without coupons in the denominations of $100,000 or
          any multiple or any fraction thereof at the sole discretion of
          the Company.  Each Debenture shall bear the following restrictive
          legend:  "These securities have not been registered under the
          Securities Act of 1933, as amended, and may be offered and sold
          or otherwise transferred only if registered pursuant to the
          provisions of that Act or if an exemption from registration is
          available."  The Bank shall keep at its principal corporate trust
          office a register in which the Bank shall provide for the
          registration and transfer of Debentures.  Upon surrender for
          registration of transfer of any Debenture at such office of the
          Bank, the Company shall execute, pursuant to Section 2 hereof,
          and mail by first class mail to the Bank, and the Bank shall
          authenticate, pursuant to Section 3 hereof, and mail by first
          class mail to the designated transferee, or transferees, one or
          more new Debentures in an aggregate principal amount equal to the
          unpaid principal amount of such surrendered Debenture, registered
          in the name of the designated transferee or transferees.  Every
          Debenture presented or surrendered for registration of transfer
          shall be duly endorsed, or be accompanied by a written instrument
          of transfer duly executed, by the holder of such Debenture or his
          attorney duly authorized in writing.  Notwithstanding the
          preceding, the Debentures may not be transferred without an
          effective registration statement under the Securities Act of 1933
          covering the Debentures or an opinion of counsel to the holder of
          such Debentures satisfactory to the Company and its counsel that
          such registration is not necessary under the Securities Act of
          1933 (the "Securities Act").  At the option of the owner of any
          Debenture, such Debenture may be exchanged for other Debentures
          of any authorized denominations, in an aggregate principal amount
          equal to the unpaid principal amount of such surrendered
          Debenture, upon surrender of the Debenture to be exchanged at the
          principal corporate trust office of the Bank; provided, however,
          that any exchange for denominations other than $100,000 or an
          integral multiple thereof shall be at the sole discretion of the
          Company.  Whenever any Debenture is so surrendered for exchange,
          the Company shall execute, pursuant to Section 2 hereof, and
          deliver to the Bank, and the Bank shall authenticate, pursuant to
          Section 3 hereof, and mail by first class mail to the designated
          transferee, or transferees, the Debenture or Debentures which the
          Debenture owner making the exchange is entitled to receive.  Any
          Debenture or Debentures issued in exchange for any Debenture or
          upon transfer thereof shall be dated the date to which interest
          has been paid on such Debenture surrendered for exchange or
          transfer, and neither gain nor loss of interest shall result from
          any such exchange or transfer.  In addition, each Debenture
          issued upon such exchange or transfer shall bear the restrictive
          legend set forth above unless in the opinion of counsel to the
          Company, such legend is not required to ensure compliance with
          the Securities Act.

                    Section 5.3.  Owner.  
                                  -----  The person in whose name any
          Debenture shall be registered shall be deemed and regarded as the
          absolute owner thereof for all purposes, and payment of or on
          account of the principal of or interest on such Debenture shall
          be made only to or upon the order of the registered owner thereof
          or his duly authorized legal representative.  Such registration
          may be changed only as provided in this Section 5, and no other
          notice to the Company or the Bank shall affect the rights or
          obligations with respect to the transfer of a Debenture or be
          effective to transfer any Debenture.  All payments to the person
          in whose name any Debenture shall be registered shall be valid
          and effectual to satisfy and discharge the liability upon such
          Debenture to the extent of the sum or sums to be paid.

                    Section 5.4.  Transfer Agent.  
                                  ---------------  The Bank shall send
          executed, authenticated Debentures to Purchasers on Closing Dates
          and to subsequent owners and transferees who are entitled to
          receive Debentures pursuant to the terms of this Bank Agreement,
          by first class mail.

                    Section 5.5.  Charges.  
                                  -------  No service charge shall be made
          for any transfer or exchange of Debentures, but in all cases in
          which Debentures shall be transferred or exchanged hereunder, the
          Company or the Bank may collect from the registered owner of a
          Debenture a charge for every transfer or exchange of Debentures
          sufficient to reimburse them for any tax, fee or other
          governmental charge required to be paid with respect to such
          transfer or exchange, and such charge shall be paid before any
          such new Debenture shall be delivered.

                    Section 5.6.  Redemption.
                                  -----------  
                    (a)  Whenever the Company shall effect a voluntary
          redemption of part or all of the Debentures, which shall be
          without premium or penalty, or is required to effect mandatory
          redemption of part or all of the Debentures, the Company shall
          give notice thereof to the Bank at least forty (40) days prior to
          the date set forth for redemption, the manner in which redemption
          shall be effected and all the relevant details thereof.  The Bank
          shall give notice to the Purchasers of that redemption at least
          thirty (30) days prior to the date set forth for redemption.  The
          Company shall deliver all redeemed Debentures to the Bank for
          cancellation of the whole or portion thereof, as appropriate, and
          issuance of new Debentures in denominations equal to the
          unredeemed portion.  In no event, however, shall the Bank pay the
          redeemed amount or issue new Debentures in denominations equal to
          the unredeemed portion to a registered owner if that registered
          owner has not surrendered its Debenture to the Company.  No
          interest shall be payable on the redeemed portion of a Debenture
          from and after the date of redemption.

                    (b)  The Bank hereby acknowledges that the Company may
          effect a voluntary redemption of part or all of the Debentures
          without premium or penalty.  In the event the Company should
          effect a partial redemption of the Debentures, the Bank will
          return to the Company Set Aside Purchase Notes selected by the
          Company that in the aggregate will have a principal balance at
          their respective maturities equal to twice the principal amount
          of the redeemed portion of the Debentures, together with a
          release of the existing assignment of the Security Interest and
          Security Agreement covering the related Purchased Partnership
          Interest (as such terms are defined in Section 7.3(a) herein). 
          In no event, however, will the Bank release Set Aside Purchase
          Notes that will result in the amount of Set Aside Purchase Notes
          held by the Bank to be less than twice the principal amount of
          the Debentures that remain outstanding. 

                    Section 5.7.  Expenses.
                                  ---------  As a condition to the transfer
          or exchange of any Debenture, the owner of the Debenture shall
          reimburse the Company and the Bank for their respective actual
          out-of-pocket expenses incurred in connection therewith
          (including, but not limited to, actual expenses for stationery,
          postage, telephone, telex, wire transfers, telecopy and retention
          of records, and reasonable fees and expenses of their respective
          counsel).  The provisions of this Section 5.7 shall survive the
          termination of this Bank Agreement.

                    Section 6.  Paying Agent.
                                -------------

                    Section 6.1.  Appointment.
                                  ----------  The Company hereby appoints
          and designates the Bank as Paying Agent for the purposes set
          forth in this Section 6, and the Bank hereby accepts such
          appointment.

                    Section 6.2.  Payment Provisions.  
                                  -------------------  The Bank shall pay
          interest on Subscription Payments and principal of and interest
          on the Debentures to the persons in whose names the Debentures
          are registered, subject to the limitations contained in Section
          5.6(a) and in accordance with the terms and provisions of this
          Bank Agreement and the Debentures, by check mailed by first class
          mail to the registered owner of a Debenture at his address as it
          appears in the register; provided that not later than 11:30 a.m. 
          (New York time) on the second Business Day preceding each date on
          which interest on or principal of any Debenture is due and
          payable, the Company shall deposit with the Bank its check in the
          amount due.

                    Section 6.3.  Expenses.
                                  ---------  The Company shall reimburse
          the Bank for its actual out-of-pocket expenses incurred in
          connection with its obligations pursuant to this Section 6
          (including, but not limited to, actual expenses for stationery,
          postage, telephone, telex, wire transfers, telecopy and retention
          of records), payable within ten (10) days after the Bank gives
          notice to the Company that it has incurred such expenses.  The
          obligation to pay such compensation and reimburse such expenses
          shall be borne solely by the Company.  Notwithstanding anything
          herein to the contrary, the Bank shall not charge the Company any
          fees for the issuance of checks or wire transfers to make
          payments of interest on or repayments of principal of the
          Debentures.  The provisions of this Section 6.3 shall survive the
          termination of this Bank Agreement.

                    Section 7.  The Custodian.
                                -------------

                    Section 7.1.  Appointment.  
                                  -----------  The Company hereby appoints
          and designates the Bank as Custodian for the purposes set forth
          in this Section 7, and the Bank hereby accepts such appointment.

                    Section 7.2.  Set Aside Purchase Notes.
                                  -------------------------
                    (a)  J&B is the holder of certain Purchase Notes.  Each
          such Purchase Note has been issued by an Investing Partnership,
          pursuant to a certain Purchase Agreement.  Under the terms of
          each such Purchase Note and Purchase Agreement, J&B is entitled
          to assign each Purchase Note and J&B's right to payments of
          interest thereon and principal amount thereof.  Under the terms
          of each Purchase Agreement, payments of interest and, where
          required, scheduled payments of principal payable prior to
          maturity due under the Purchase Note may be offset and reduced by
          payments made under certain Investor Notes issued by the limited
          partners of the respective Investing Partnership, which have been
          pledged to secure obligations owed by J&B to one or more banks. 
          Only that interest and, where applicable, scheduled principal
          payments payable prior to maturity ("Excess Interest and
          Principal") under a Purchase Note which is in excess of the
          amount offset and reduced by payments made to such banks, if any,
          may be payable to the holder of the Purchase Note.  Any interest
          and, where required, scheduled payments of principal payable
          prior to maturity that are due but unpaid on Purchase Notes shall
          be deferred until the maturity of that Purchase Note.

                    (b)  In order to secure the payment of the Bank's fees
          and expenses under this Section 7 and the payment of principal of
          and interest on the Debentures, subject to the terms and
          conditions of Section 7.4 hereof, J&B hereby grants the Bank a
          security interest in and assigns to the Bank, for the benefit of
          the Bank and the owners of Debentures from time to time, all of
          the Purchase Notes, having an aggregate face value of $24,405,000
          and an aggregate balance of principal due at maturity equal to
          $21,539,000, listed in Exhibit A hereto (the "Set Aside Purchase
          Notes") issued by the Investing Partnerships listed in Exhibit A
          hereto, and the proceeds thereof.  In order to perfect such
          security interests, J&B shall deliver to the Bank the Set Aside
          Purchase Notes.  Upon receipt of each Set Aside Purchase Note,
          the Bank shall execute and deliver to the Company a receipt
          therefor.  Notwithstanding the assignment of the Set Aside
          Purchase Notes to the Bank, the scheduled payments of principal
          payable prior to maturity on certain Set Aside Purchase Notes so
          providing and interest payments on all of the Set Aside Purchase
          Notes shall be payable directly to the Company until such time as
          an Event of Default (as defined in Section 7.6 hereof) shall
          occur and be continuing.  Under the terms of the Set Aside
          Purchase Notes, only that principal and interest thereon which is
          Excess Interest and Principal may be payable to the Bank.  The
          parties hereto confirm that scheduled payments of principal
          payable prior to maturity made under the Set Aside Purchase Notes
          listed in Exhibit A hereto, as requiring such scheduled principal
          payment, will belong to the Company until such time as an Event
          of Default shall occur and be continuing.  The parties hereto
          further confirm that any deferred interest and principal on a Set
          Aside Purchase Note paid at the maturity thereof shall belong to
          the Company so long as an Event of Default shall not have
          occurred and be continuing.

                    (c)  J&B shall deliver to the Bank a Consent and
          Agreement in the form of Exhibit B hereto, executed by each
          Investing Partnership listed in Exhibit A hereto, under which the
          Investing Partnership shall (i) consent to J&B's assignment to
          the Bank of the Investing Partnership's Set Aside Purchase Note,
          (ii) consent to J&B's delivery of the Investing Partnership's Set
          Aside Purchase Note to the Bank, and (iii) agree that upon
          receiving the Bank's notice of an Event of Default that is
          continuing, the Investing Partnership shall pay all sums due
          under its Set Aside Purchase Note directly to the Bank.  Upon
          receipt of each such Consent and Agreement, the Bank shall
          execute and deliver to the Company a receipt therefor.

                    Section 7.3.  Purchased Partnership Interests.
                                  --------------------------------  

                    (a)  Each Investing Partnership listed in Exhibit A
          hereto, in order to secure its payment of the principal of and
          interest on its Set Aside Purchase Note, has entered into a
          Security Agreement listed in Exhibit A hereto (a "Security
          Agreement") under which the Investing Partnership has granted a
          security interest (a "Security Interest") in that Investing
          Partnership's limited partnership interest listed in Exhibit A
          hereto (a "Purchased Partnership Interest") in a respective
          Operating Partnership listed in Exhibit A hereto (an "Operating
          Partnership").

                    (b)  In order to secure the payment of the Bank's fees
          and expenses under this Section 7 and the payment of principal of
          and interest on the Debentures, subject to the terms and
          conditions of Section 7.4 hereof, J&B hereby grants the Bank a
          security interest in and assigns to the Bank, for the benefit of
          the Bank and the owners of the Debentures from time to time, all
          of J&B's rights, title and interest in and to each Security
          Agreement listed in Exhibit A hereto, each Security Interest in a
          Purchased Partnership Interest created under any such Security
          Agreement, each such Purchased Partnership Interest, each
          distribution due and payable or made from time to time on such
          Purchased Partnership Interest, and the proceeds thereof.  In
          order to perfect such security interest, J&B shall deliver to the
          Bank Uniform Commercial Code Financing Statements ("Financing
          Statements") for filing by the Bank with the such appropriate
          governmental authorities indicated by J&B to the Bank, and hereby
          agrees to deliver to the Bank from time to time such additional
          Financing Statements as must be filed with such appropriate
          governmental authorities in order to continue the perfection of
          such security interest.  Notwithstanding the assignments of the
          above mentioned Security Agreements, Security Interests,
          Purchased Partnership Interests, and due and payable or paid
          distributions on Purchased Partnership Interests to the Bank, all
          distributions on such Purchased Partnership Interests shall be
          payable directly to the respective Investing Partnership if an
          event of default shall not have occurred and be continuing under
          that Investing Partnership's Set Aside Purchase Note; or to the
          Bank for payment to the Company if the Bank shall foreclose on
          the Security Interest pursuant to Section 7.5(f) hereof, and
          shall be payable directly to the Bank for the benefit of the Bank
          and the owners of the Debentures only if the Bank shall foreclose
          on the Security Interest pursuant to Section 7.5(e) hereof.

                    (c)  J&B shall deliver to the Bank a Consent,
          Assignment and Agreement in the form of Exhibit C hereto,
          executed by each Investing Partnership and Operating Partnership
          listed in Exhibit A hereto, under which the Investing Partnership
          and Operating Partnership shall (i) consent to J&B's assignment
          to the Bank of the respective Security Agreement, Security
          Interest, Purchased Partnership Interest, each distribution due
          and payable or made from time to time on the Purchased
          Partnership Interest, and the proceeds thereof; (ii) consent to
          J&B's delivery of the above mentioned Financing Statements and
          the Bank's filing of the Financing Statements from time to time
          with the appropriate governmental authorities; (iii) assign to
          the Bank all distributions which may be due and payable or made
          from time to time on the Purchased Partnership Interest (subject
          to the terms and conditions set forth in this Bank Agreement)
          until all outstanding obligations under the Set Aside Purchase
          Note which is in default shall have been paid in full (including,
          without limitation, all costs of collection, reasonable attorney
          fees and other fees and expenses) and (iv) agree that upon
          foreclosure of the Security Interest, all distributions on the
          Purchased Partnership Interest shall be paid directly to the
          Bank, as the assignee of J&B, regardless of whether the Bank
          becomes a substituted limited partner in place of the Investing
          Partnership in the Operating Partnership but subject to the
          limitations set forth in clause (iii) above.  Upon receipt of
          each such Consent, Assignment and Agreement, the Bank shall
          execute and deliver to the Company a receipt therefor.

                    Section 7.4.  Attachment of Security Interests.
                                  -------------------------------- 
               Notwithstanding anything to the contrary in this Bank
          Agreement, each security interest granted by J&B to the Bank
          under this Section 7 shall become effective and shall attach only
          upon J&B's delivery to the Bank of the respective Set Aside
          Purchase Note, and the related Consent and Agreement and
          Financing Statements pertaining to that Set Aside Purchase Note
          and the related Consent, Assignment and Agreement and related
          Financing Statements pertaining to the Purchased Partnership
          Interest.  J&B shall be obligated to deliver to the Bank only
          those Set Aside Purchase Notes selected by J&B in its sole
          discretion as shall have an aggregate balance of principal due at
          maturity equal to at least twice the principal amount of the
          Debentures which will be sold at the respective Initial Closing
          or Additional Closing, together with the related Consent and
          Agreement and Financing Statements pertaining to that Set Aside
          Purchase Note, and the related Consent, Assignment and Agreement
          and related Financing Statements pertaining to the Purchased
          Partnership Interest.  At such time as the Company shall send to
          the Bank the Company's irrevocable notice that there will not be
          any further Additional Closings, the Company and the Bank shall
          thereupon acknowledge and append hereto an additional Exhibit D
          listing the Set Aside Purchase Notes, Investing Partnerships,
          Operating Partnerships and Security Agreements, in which the Bank
          will have security interests under this Section 7.

                    Section 7.5.  Duties of the Bank.
                                  ------------------
                    (a)  The Bank shall hold the notes, Agreements and
          instruments deposited with it for the purposes of this Bank
          Agreement and for the benefit of the Bank and of the owners of
          the Debentures from time to time, shall file the Financing
          Statements delivered to it from time to time by J&B with the
          appropriate governmental authorities indicated by J&B to the Bank
          and shall perform all duties imposed upon it by this Bank
          Agreement until this Bank Agreement is terminated.  The security
          interests and assignments created by this Bank Agreement and by
          each Consent, Assignment and Agreement shall automatically
          terminate when all of the Debentures and all amounts payable to
          the Bank under this Bank Agreement have been paid in full. 
          Thereupon, the Bank shall return to J&B the Set Aside Purchase
          Notes deposited with it pursuant to Section 7.2(b) hereof, and
          shall file with the appropriate governmental authorities
          indicated by J&B to the Bank Financing Statements delivered by
          J&B to the Bank recording the termination of the Bank's security
          interests and assignments granted under this Bank Agreement and
          each Consent, Assignment and Agreement.

                    (b)  Upon the occurrence and continuation of an Event
          of Default, the Bank shall declare the entire outstanding
          aggregate principal balance of all the Debentures due and
          immediately payable with accrued interest thereon.  In addition,
          the Bank shall immediately notify the makers of the Set Aside
          Purchase Notes that all payments to be made thereafter on the Set
          Aside Purchase Notes shall be paid directly to the Bank.

                    The Bank shall collect all payments received under the
          foregoing security interests and assignments and apply them for
          the benefit of the Bank and of the owners of the Debentures
          firstly to the payment of all costs of collection, secondly to
          the payment of the Bank's fees and expenses, thirdly to the
          payment of all accrued interest (including, without limitation,
          interest accrued after the date of the Event of Default) and next
          to the repayment of principal of the Debentures, until all
          amounts due under the Debentures shall have been paid in full
          together with all costs of collection, fees and expenses.

                    (c)  Upon the occurrence and continuation of an Event
          of Default, the Bank shall be entitled to institute action
          against the Co-Obligors, jointly or severally, to collect payment
          under the Debentures without any prior requirement to attempt to
          collect any funds under the Set Aside Purchase Notes or the
          related Purchased Partnership Interests.  In the event that the
          Company shall default on its payment obligations to the Bank
          under this Bank Agreement, the Bank shall be entitled to
          institute action against the Co-Obligors, jointly or severally,
          to collect payment under this Bank Agreement, without any prior
          requirement to attempt to collect any funds under the Set Aside
          Purchase Notes or the related Purchased Partnership Interests.

                    (d)  Upon the occurrence and continuation of an Event
          of Default, the Bank, in its discretion, is authorized to, but
          shall not be required to, proceed in any way legally available to
          it to liquidate the Set Aside Purchase Notes and the Purchased
          Partnership Interests (if the Bank shall have foreclosed on such
          Set Aside Purchase Note pursuant to Section 7.5(e) hereof)
          including, but not limited to, the public or private sale of all
          or any part thereof upon three (3) days' prior notice to the
          Co-Obligors, free and clear of any claim, lien, charge or
          encumbrance including, without limitation, any right of equity of
          redemption.  The Bank shall apply the proceeds of any such sale
          firstly to the payment of the expenses of the sale, secondly to
          the payment of the Bank's fees and expenses, thirdly to the
          payment of accrued interest including accrued interest from and
          after the Event of Default, and next to the payment of principal
          of the Debentures.  The Bank shall not be liable to any of the
          Co-Obligors or their affiliates because of any sale or the
          consequences thereof.

                    (e)  While an Event of Default is continuing, if there
          shall occur or if there shall have occurred and be continuing an
          event of default under any Set Aside Purchase Note, the Bank
          shall immediately send written notice of that event of default
          under that Set Aside Purchase Note to the maker of that Set Aside
          Purchase Note.  If that event of default is continuing after the
          expiration of the grace period, if any, contained in that Set
          Aside Purchase Note, the Bank shall immediately foreclose on the
          Security Interest in the related Purchased Partnership Interest
          by notifying the general partner of the related Operating
          Partnership of the foreclosure.  The Bank shall send a notice to
          the Investing Partnership stating that it is retaining the
          Purchased Partnership Interest in discharge of the defaulted Set
          Aside Purchase Note pursuant to Section 9-505 of the Uniform
          Commercial Code and shall request admission as a substituted
          limited partner in place of the related Investing Partnership in
          that Operating Partnership, subject to obtaining previous
          Multi-family Participation Clearance from the United States
          Department of Housing and Urban Development ("HUD 2530
          Clearance") with respect to that Operating Partnership, if
          required, in satisfaction of that Set Aside Purchase Note (but
          not of any Debenture); provided, that during any time period
          pending obtaining HUD 2530 Clearance, if required, or if HUD 2530
          Clearance is required for that Operating Partnership but cannot
          be obtained, or if the Bank may not be admitted as a substituted
          limited partner in the Operating Partnership for any reason, the
          Bank shall nevertheless be entitled to receive all distributions
          from that Operating Partnership as the assignee of J&B and this
          Bank Agreement shall operate as an assignment of such
          distributions by the Investing Partnership, subject to the
          limitations set forth in Section 7.3(c).  In addition, while an
          Event of Default is continuing, if there shall occur or if there
          shall have occurred and be continuing an event of default under
          any Set Aside Purchase Note or under any Partnership Agreement
          governing the Operating Partnership related to the Purchased
          Partnership Interest, the Bank shall be authorized to exercise
          any and all rights and remedies available to it as the holder of
          the respective Set Aside Purchase Note, the substituted partner
          or assignee with respect to the Purchased Partnership Interest in
          the related Operating Partnership, as well as any other remedy
          available under law or equity.  The Bank shall apply the proceeds
          of its exercise of the above mentioned rights and remedies
          firstly to the payment of all costs of collection, secondly to
          the payment of the Bank's fees and expenses, thirdly to the
          payment of all accrued interest (including, without limitation,
          interest accrued after the date of the Event of Default) and next
          to repayment of principal of the Debentures, until all amounts
          due under the Debentures shall have been paid in full together
          with all costs of collection, fees and expenses.

                    (f)  If a default on any payment of principal or
          interest on a Set Aside Purchase Note shall occur while no Event
          of Default is continuing, then the Company shall immediately give
          the Bank notice thereof and upon receiving such notice the Bank
          shall immediately send written notice of that event of default
          under that Set Aside Purchase Note to the maker of that Set Aside
          Purchase Note.  If that event of default is continuing after the
          expiration of the grace period, if any, contained in that Set
          Aside Purchase Note, the Bank shall immediately foreclose on the
          Security Interest in the related Purchased Partnership Interest
          by notifying the general partner of the related Operating
          Partnership of such foreclosure.  The Bank shall send a notice to
          the Investing Partnership stating that it is retaining the
          Purchased Partnership Interest in discharge of the defaulted Set
          Aside Purchase Note pursuant to Section 9-505 of the Uniform
          Commercial Code and shall request admission as a substituted
          limited partner in place of the related Investing Partnership in
          that Operating Partnership, subject to obtaining HUD 2530
          Clearance, if required, in satisfaction of that Set Aside
          Purchase Note (but not of any Debenture); provided that during
          any time period pending obtaining HUD 2530 Clearance, if
          required, or if HUD 2530 Clearance is required for that Operating
          Partnership but cannot be obtained, or if the Bank may not be
          admitted as a substituted limited partner in the Operating
          Partnership for any reason, the Bank shall be entitled
          nevertheless to receive all distributions from that Operating
          Partnership as the assignee of J&B and this Bank Agreement shall
          operate as an assignment of such distributions by the Investing
          Partnership, subject to the limitations set forth in Section
          7.3(c).  The Bank shall pay over to the Company any amounts
          received from the Operating Partnership unless and until an Event
          of Default shall occur and be continuing.  If and when such Event
          of Default shall occur and be continuing, the Bank shall follow
          the procedures specified in Sections 7.5 (b)-(e) of this Bank
          Agreement.

                    (g)  The rights and remedies enumerated herein are in
          addition to and not in lieu of any other right or remedy
          available to the Bank under law or equity, including, without
          limitation, rights and remedies available to a secured party
          under the Uniform Commercial Code; provided, however, that the
          Bank shall not be entitled to apply the proceeds of the
          foreclosure of any Set Aside Purchase Note or Purchased
          Partnership Interest to amounts owing to the Bank under this Bank
          Agreement unless an Event of Default shall occur and be
          continuing.  The Bank shall be entitled to exercise one or more
          remedies at the same time, all such rights and remedies being
          cumulative and not mutually exclusive.

                    (h)  The Co-Obligors shall remain jointly and severally
          liable for any deficiency remaining after the application of
          proceeds of the foreclosure of any Set Aside Purchase Note or
          Purchased Partnership Interest collected by the Bank including,
          but not limited to, all actual costs and expenses of collection
          (including, without limitation, reasonable attorneys' fees and
          expenses).  If any funds shall remain in the possession of the
          Bank after the payment of all amounts due under the Debentures,
          all such costs of collection thereof and all other actual fees
          and expenses (including without limitation reasonable attorney's
          fees and expenses) of the Bank, the Bank shall deliver such
          remaining funds to the Company.  The provisions of this Section
          7.5(h) shall survive the termination of this Bank Agreement.

                    Section 7.6.  Events of Default.
                                  ------------------  If any of the
          following events (an "Event of Default") shall occur and be
          continuing for any reason whatsoever (and whether such occurrence
          shall be voluntary or involuntary or come about or be effected by
          operation of law or otherwise):

                    (i)  the Company defaults in the payment of any part of
               the principal of any Debenture when the same shall become
               due and payable, and such default shall have continued for
               more than 30 days; or

                    (ii)  the Company defaults in the payment of any part
               of the interest on any Debenture when the same shall become
               due and payable, and such default shall have continued for
               more than 15 days;

          then, the Bank, by notice to the Company, or the owners of at
          least 25% of the principal amount of the Debentures, by notice to
          the Company and to the Bank, may declare the entire principal of
          and accrued interest on all Debentures to become immediately due
          and payable at par without presentment, demand, protest or other
          notice of any kind, all of which are waived by the Company.

                    Section 7.7.  Sale of Set Aside Purchase Notes.
                                  ---------------------------------
                    The Company may from time to time while no Event of
          Default shall have occurred and be continuing arrange the sale of
          one or more Set Aside Purchase Notes to a third party, subject to
          the following conditions:

                    (i)  The Company shall give prompt written notice
               thereof to the Bank together with all relevant details of
               the proposed transaction.

                    (ii)  As part of the consideration to be paid by the
               purchaser of each Set Aside Purchase Note to be sold, the
               purchaser shall pay directly to the Bank cash in the amount
               equal to 50% of the principal balance due at maturity of
               that Set Aside Purchase Note plus an amount sufficient to
               pay accrued interest on the pro rata portion of Debentures
               to be prepaid pursuant to subparagraph (iv) below.

                    (iii)  The total consideration to be paid upon sale of
               a Set Aside Purchase Note shall not be less the 50% of the
               principal balance due at maturity thereof plus an amount
               sufficient to pay accrued interest on the pro rata portion
               of Debentures to be prepaid pursuant to subparagraph (iv)
               below.

                    (iv)  Upon receipt of cash as provided in subparagraph
               (ii) above, the Bank will apply the proceeds to the pro rata
               redemption of the Debentures at par plus payment of accrued
               interest thereon.  Thereafter, the Bank shall deliver each
               Set Aside Purchase Note that is then sold to the purchaser
               together with an assignment of Security Interest and
               Security Agreement covering the related Purchased
               Partnership Interest.  Subject to Section 8(b) hereof the
               Bank shall have no liability whatsoever to the purchaser or
               any party hereto for its actions pursuant to this Section
               7.7.
                         Section 7.8.  Fees and Expenses.
                                       -----------------    In addition to
          the administration fee set forth in Section 1.7 hereof, the Bank
          shall be entitled to compensation for its services under this
          Section 7 in the amount of $2,500 as an acceptance fee, payable
          upon execution and delivery of this Bank Agreement; and
          administrative fees, payable annually on the anniversary date of
          this Bank Agreement, based upon the aggregate principal amount of
          outstanding Debentures ten days prior to the anniversary date, in
          the following amounts:

               $  500,000  to $1,000,000 outstanding        $ 2,500
               $ 1,000,001 to $2,000,000 outstanding        $ 3,000
               $ 2,000,001 to $3,000,000 outstanding        $ 4,000
               $ 3,000,001 to $4,000,000 outstanding        $ 5,000
               $ 4,000,001 to $5,000,000 outstanding        $ 6,000
               $ 5,000,001 to $6,000,000 outstanding        $ 7,000
               $ 6,000,001 to $7,000,000 outstanding        $ 8,000
               $ 7,000,001 to $8,000,000 outstanding        $ 9,000
               $ 8,000,001 to $9,000,000 outstanding        $10,000
               $ 9,000,001 to $10,000,000 outstanding       $11,000
               $10,000,001 to $10,750,000 outstanding       $12,000

          The Company shall reimburse the Bank for its actual out-of-pocket
          expenses incurred in connection with its obligations pursuant to
          this Section 7 (including, but not limited to, actual expenses
          for stationery, postage, telephone, telex, wire transfers,
          telecopy, retention of records, and the filing of Financing
          Statements, and reasonable fees and expenses of counsel), payable
          within ten (10) days after the Bank gives notice to the Company
          that it incurred such expenses.  The obligation to pay such
          compensation and reimburse such expenses shall be borne solely by
          the Company.  The Set Aside Purchase Notes and the related
          Purchased Partnership Interests in which the Bank has a security
          interest will be available to satisfy the Company's payment
          obligations to the Bank under this Section 7.8 only when an Event
          of Default has occurred and is continuing.  The Company shall not
          be obligated to reimburse the Bank for any costs or expenses
          incurred in connection with the preparation and execution of this
          Bank Agreement.  The provisions of this Section 7.8 shall survive
          the termination of this Bank Agreement.

                    Section 8.  Other Rights and Duties of Bank.
                                --------------------------------
                    (a)  The Bank need exercise only those rights and need
          perform only those duties that are contemplated or specifically
          set forth in this Bank Agreement and no others.

                    (b)  Notwithstanding anything herein to the contrary,
          the Bank may not be relieved from liability for its own grossly
          negligent action, its own grossly negligent failure to act, or
          its own willful misconduct except that:

                         1.  This paragraph does not limit the effect of
               paragraph (a) of this Section.

                         2.  The Bank shall not be liable with respect to
               any action it takes or omits to take in good faith in
               accordance with a Notice received by it pursuant to Section
               17(b) of the Subscription Agreement.

                    (c)  The Bank may rely on any document believed by it
          to be genuine and to have been signed or presented by the proper
          person.  The Bank need not investigate any fact or matter stated
          in the document.

                    (d)  Before the Bank acts or refrains from acting, it
          may require an officer's certificate or an opinion of counsel. 
          The Bank shall not be liable for any action it takes or omits to
          take in good faith in reliance on the certificate or opinion.

                    (e)  The Bank may act through agents and shall not be
          responsible for the misconduct or negligence of any agent
          appointed wit

                    Section 9.  No Representations.
                                -------------------  The Bank makes no
          representation as to the validity or adequacy of this Bank
          Agreement or the Debentures, or any Set Aside Purchase Note or
          Purchased Partnership Interest in which the Bank has a security
          interest, or any Financing Statement delivered to it by J&B or
          the Bank's filing of any such Financing Statement with any
          governmental authority; it shall not be accountable for the
          Company's use of the proceeds from the Debentures and it shall
          not be responsible for any statement in the Memorandum or in the
          Debentures other than its authentication.

                    Section 10.  Indemnification.
                                 ---------------- The Company shall
          indemnify, defend and hold the Bank harmless from and against any
          and all loss, damage, liability, claim and expense, including
          taxes (other than taxes based on the income of the Bank) incurred
          by the Bank arising out of or in connection with its acceptance
          or performance of its obligations under this Bank Agreement,
          including the legal costs and expenses of defending itself
          against any claim or liability in connection with its performance
          under this Bank Agreement.  The Bank shall notify the Company
          promptly of any claim for which it may seek indemnity.  The
          Company shall defend the claim and the Bank shall cooperate in
          the defense.  The Bank may have separate counsel and the Company
          shall pay the reasonable fees and expenses of such counsel.  The
          Company need not reimburse any expense or indemnify against any
          loss or liability incurred by the Bank through gross negligence
          or bad faith.  The provisions of this Section 10 shall survive
          the termination of this Bank Agreement.

                    Section 11.  Replacement of Bank.
                                 -------------------  
                    (a)  A resignation or removal of the Bank and
          appointment of a successor Bank shall become effective only upon
          the successor Bank's acceptance of appointment as provided in
          this Section 11.

                    (b)  The Bank may resign by so notifying the Company. 
          The owners of a majority in principal amount of the Debentures
          outstanding may remove the Bank for any reason by so notifying
          the Bank and the Company.  The Company may remove the Bank if:

                    (i)  the Bank is adjudged a bankrupt or an insolvent;

                    (ii)  a receiver or public officer takes charge of the
               Bank or its property; or

                   (iii)  the Bank becomes incapable of acting.

                    (c) (i)  If the Bank resigns or is removed or if a
          vacancy exists in the office of the Bank for any reason, the
          Company shall promptly appoint a successor Bank.

                    (ii)  If a successor Bank does not take office within
          60 days after the retiring Bank gives notice of resignation or
          action is taken to remove the retiring Bank, the retiring Bank,
          the Company or the owners of at least 10% in principal amount of
          the Debentures outstanding may petition any court of competent
          jurisdiction for the appointment of a successor Bank.

                    (iii)  A successor Bank shall deliver a written
          acceptance of its appointment to the retiring Bank and the
          Company.  Thereupon the resignation or removal of the retiring
          Bank shall become effective and the successor Bank shall have all
          the rights, powers and duties of the Bank under this Bank
          Agreement.  The successor Bank shall mail a notice of its
          succession to Debenture owners.  Upon payment to the retiring
          Bank of all amounts owed to it under this Bank Agreement, the
          retiring Bank shall promptly transfer all property held by it as
          Bank to the successor Bank.

                    (d)  If the Bank consolidates, merges or converts into,
          or transfers all or substantially all of its corporate trust
          business to, another corporation, the successor corporation
          without any further act shall be the successor Bank.

                    Section 12.  Notices.  
                                 --------  All notices and other
          communications pursuant to this Bank Agreement shall be in
          writing and shall be delivered by hand or sent by registered or
          certified mail, return receipt requested, or by facsimile,
          confirmed by writing, delivered by hand or sent by registered or
          certified mail, return receipt requested, delivered or sent on
          the date of the facsimile, addressed as follows:

                    (a)  If to the Company:

                              J&B Management Company
                              One Executive Drive
                              Fort Lee, New Jersey  07024
                              Facsimile Number:  201 947-6663
                              Attention:  Bernard M.  Rodin

                              With a copy to:

                              Reid & Priest
                              40 West 57th Street
                              New York, New York 10019
                              Facsimile Number:  (212) 603-2298
                              Attention:  Gerald E. Eppner, Esq.

                    (b)  If to Debenture owners:

                              At the addresses of the registered owners
                              appearing in the register maintained by the
                              Bank.

                    (c)  If to the Bank:

                              The Bank of New York
                              101 Barclay Street
                              New York, New York  10286
                              Facsimile Number:  212 815-5999
                              Attention:     Sandra Padmore-Lewis,
                                                Corporate Trust 
                                                Trustee Administration

          or at such other address as a party shall have last furnished to
          the other parties hereto in writing.  Any notice provided for
          herein shall be deemed to have been given on the date of the
          receipt of the notice by hand delivery or of the facsimile or the
          third Business Day after the date of mailing, certified mail,
          return receipt requested.

                    Section 13.  Choice of Law.
                                 -------------  This Bank Agreement shall
          be governed by the laws of the State of New York, without giving
          effect to the principles of conflicts of law thereof. 

                    Section 14.  Prior Agreements; Amendment.
                                 ----------------------------  This Bank
          Agreement, together with each Consent and Agreement and each
          Consent, Assignment and Agreement referred to in Section 7
          hereof, sets forth the entire Agreement of the parties hereto
          with respect to the subject matter hereof and supersedes all
          prior Agreements, contracts, promises, representations,
          warranties, statements, arrangements and understandings, if any,
          among the parties hereto or their representatives with respect to
          the subject matter hereof.  No waiver, modification or amendment
          of any provision, term or condition hereof shall be valid unless
          in writing and signed by all parties hereto, and any such waiver,
          modification or amendment shall be valid only to the extent
          therein set forth.

                    Section 15.  Successors.
                                 ----------- This Bank Agreement shall be
          binding upon and inure to the benefit of the parties hereto and
          their respective successors and permitted assigns.

                    Section 16.  Enforceability.
                                 -------------- Any provision of this Bank
          Agreement which may be determined by competent authority to be
          prohibited or unenforceable in any jurisdiction shall, as to such
          jurisdiction, be ineffective to the extent of such prohibition or
          unenforceability without invalidating the remaining provisions
          hereof, and any such prohibition or unenforceability in any
          jurisdiction shall not invalidate or render unenforceable such
          provision in any other jurisdiction.

                    Section 17.  Counterparts.
                                 -------------   This Bank Agreement may be
          execute n any number of counterparts, each of which shall be an
          original, but all of which together shall constitute one
          instrument.

                    Section 18.  Definitions.
                                 ------------ All terms used in this Bank
          Agreement and not otherwise defined herein shall have the
          meanings ascribed to them in the Memorandum.  

               IN WITNESS WHEREOF, the parties hereto have executed this
          Bank Agreement as of the date first above written.

                                        J&B MANAGEMENT COMPANY


                                        By:  /s/ Bernard M. Rodin          
                                             ---------------------
                                             Title:  Vice President


                                        LEISURE CENTERS, INC.


                                        By:   /s/ Bernard M. Rodin         
                                             ---------------------
                                             Title:  Vice President 


                                        J&B MANAGEMENT CORP.


                                        By:   /s/ Bernard M. Rodin         
                                             --------------------
                                             Title:  Vice President


                                        SULGRAVE REALTY CORPORATION


                                        By:  /s/ Bernard M. Rodin          
                                             ----------------------
                                             Title:  Vice President


                                        WILMART DEVELOPMENT CORP.


                                        By:  /s/ Bernard M. Rodin          
                                             ----------------------
                                             Title:  Vice President


                                        THE BANK OF NEW YORK


                                        By:  /s/ Peter Lagatta
                                             -----------------------
                                             Title:  Assistant
                                                     Vice President


          <PAGE>

             
                                                           EXHIBIT A
                                                           To Bank Agreement

          1.   (a)  Investing Partnership: Plano Associates, a New Jersey
                    limited partnership

               (b)  Operating Partnership: Northgate Village Apts., Ltd.,
                    a Texas limited partnership

               (c)  Set Aside Purchase Note:

                    (i) Principal Amount:             $3,250,000

                   (ii) Date of Issue:                September 30, 1983

                  (iii) Maturity Date:                March 31, 1998

                   (iv) Annual Payment of
                        Principal:                    $33,000

                    (v) Total Payments of
                        Principal deemed made
                        as of January 31, 1992:       $41,000

                   (vi) Total Scheduled
                        Principal Payments
                        Prior to Maturity:            $495,000

                  (vii) Balance of Principal
                        Due at Maturity:              $2,755,000

                 (viii) Accrued Interest as of
                        January 31, 1992:             $855,272

               (d)  Security Agreement:  Purchase Agreement dated
                    September 30, 1983, by and among Dr.  Ralph Aloi, Dr.
                    Paul Cavalli, Joseph A. Conte, Ira Goldstein, Anthony
                    Lo Presti, Salvatore Lo Presti, Dr. Bernard Morse,
                    Gerald T. Rhine, Samuel Simmons, David Klein, Rainbow
                    Ltd., Lester Klein, John Luciani, Bernard M. Rodin
                    ("Sellers") and Plano Associates (Sellers, respective
                    rights and interests under the Security Agreement have
                    been sold, transferred and assigned to J&B Management
                    Company).

               (e)  Purchased Partnership Interest: 99% limited partnership
                    interest in the Operating Partnership
              

          <PAGE>

             
          2.   (a)  Investing Partnership:  Wharton Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership: The Meadows Associates, Ltd.,
                    a Texas limited partnership

               (c)  Set Aside Purchase Note:

                    (i) Principal Amount:             $1,320,000

                   (ii) Date of Issue:                May 31, 1983

                  (iii) Maturity Date:                March 31, 1998

                   (iv) Annual Payment of
                        Principal:                    $13,000

                    (v) Total Payments of
                        Principal deemed made
                        as of January 31, 1992:       Not Applicable

                   (vi) Total Scheduled
                        Principal Payments
                        Prior to Maturity:            $195,000

                  (vii) Balance of Principal
                        Due at Maturity:              $1,125,000

                 (viii) Accrued Interest as of
                        January 31, 1992:             $511,852

          (d)  Security Agreement:  Purchase Agreement dated May 31, 1983,
               by and among Isaac Wolf, George Crohn, Leo Seaman, Moses
               Schwed, William Nelkin, Victor Weinman, Southwest One
               Associates, John Luciani, Bernard M. Rodin ("Sellers") and
               Wharton Associates (Sellers' respective rights and interests
               under the Security Agreement have been sold, transferred and
               assigned to J&B Management Company).

          (e)  Purchased Partnership Interest: 99% limited partnership
               interest in the Operating Partnership
              

          <PAGE>

             
          3.   (a)  Investing Partnership: Chambersburg Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership: United Tower Associates, a
                    Pennsylvania limited partnership

               (c)  Set Aside Purchase Note:

                    (i) Principal Amount:             $1,980,000

                   (ii) Date of Issue:                June 27, 1983

                  (iii) Maturity Date:                March 31, 1998

                   (iv) Annual Payment of
                        Principal:                    $20,000

                    (v) Total Payments of
                        Principal deemed made
                        as of January 31, 1992:       $170,000

                   (vi) Total Scheduled
                        Principal Payments
                        Prior to Maturity:            $300,000

                  (vii) Balance of Principal
                        Due at Maturity:              $1,680,000

                 (viii) Accrued Interest as of
                        January 31, 1992:             $601,204

          (d)  Security Agreement:  Purchase Agreement dated June 27, 1983,
               by and among Pioneer Six Associates ("Sellers") and
               Chambersburg Associates (Sellers' respective rights and
               interests under the Security Agreement have been sold,
               transferred and assigned to J&B Management Company).

          (e)  Purchased Partnership Interest:  99% limited partnership
               interest in the Operating Partnership
              

          <PAGE>

             
          4.   (a)  Investing Partnership:  West Oaks Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  Villa Americana Associates, a
                    Texas limited partnership

               (c)  Set Aside Purchase Note:

                    (i) Principal Amount:             $4,300,000

                   (ii) Date of Issue:                August 15, 1983

                  (iii) Maturity Date:                March 31, 1998

                   (iv) Annual Payment of
                        Principal:                    $35,000

                    (v) Total Payments of
                        Principal deemed made
                        as of January 31, 1992:       Not Applicable

                   (vi) Total Scheduled
                        Principal Payments
                        Prior to Maturity:            $525,000


                  (vii) Balance of Principal
                        Due at Maturity:              $3,775,000

                 (viii) Accrued Interest as of
                        January 31, 1992:             $1,738,878

          (d)  Security Agreement:  Purchase Agreement dated August 15,
               1983, by and among William Goldberg, Irving Weiss, Elaine
               Berger, Augostine Materba, Burton Cooperburg, Lee Hartzmark,
               Leon I. Weisburgh, Allen A. Isen, Jerry C. Tobin, Arnold
               Glickman, Bernard M. Rodin ("Sellers") and West Oak
               Associates (Sellers' respective rights and interests under
               the Security Agreement have been sold, transferred and
               assigned to J&B Management Company).

          (e)  Purchased Partnership Interest:  99% limited partnership
               interest in the Operating Partnership
              

          <PAGE>

             
          5.   (a)  Investing Partnership:  Kings Villa Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership:  Kings Manor Associates, Ltd.,
                    a Texas limited partnership

               (c)  Set Aside Purchase Note:

                    (i) Principal Amount:             $490,000

                   (ii) Date of Issue:                November 28, 1983

                  (iii) Maturity Date:                March 31, 1998

                   (iv) Annual Payment of
                        Principal:                    $5,000

                    (v) Total Payments of
                        Principal deemed made
                        as of January 31, 1992:       Not Applicable

                   (vi) Total Scheduled
                        Principal Payments
                        Prior to Maturity:            $70,000

                  (vii) Balance of Principal
                        Due at Maturity:              $420,000

                 (viii) Accrued Interest as of
                        January 31, 1992:             $172,620

          (d)  Security Agreement:  Purchase Agreement dated November 28,
               1983, by and among James A. Duff, John Luciani, Bernard M.
               Rodin ("Sellers") and Kings Villa Associates (Sellers'
               respective rights and interests under the Security Agreement
               have been sold, transferred and assigned to J&B Management
               Company).

          (e)  Purchased Partnership Interest:  99% limited partnership
               interest in the Operating Partnership
              

          <PAGE>

             
          6.   (a)  Investing Partnership:  McAllen Grande Associates, a
                    New Jersey limited partnership

               (b)  Operating Partnership: La Vista Associates, Ltd., a
                    Texas limited partnership

               (c)  Set Aside Purchase Note:

                    (i)  Principal Amount:             $1,000,00

                   (ii)  Date of Issue:                July 29, 1983

                  (iii)  Maturity Date:                July 29, 1998

                   (iv)  Annual Payment of
                         Principal:                    $7,500

                    (v)  Total Payments of
                         Principal deemed made
                         as of January 31, 1992:       Not Applicable

                   (vi)  Total Scheduled
                         Principal Payments
                         Prior to Maturity:            $105,000

                  (vii)  Balance of Principal
                         Due at Maturity:              $895,000

                 (viii)  Accrued Interest as of
                         January 31, 1992:             $403,197

          (d)  Security Agreement:  Purchase Agreement dated July 29, 1983,
               by and among Irving Feinrider, John Luciani, Bernard M.
               Rodin ("Sellers") and McAllen Grande Associates (Sellers'
               respective rights and interests under the Security Agreement
               have been sold, transferred and assigned to J&B Management
               Company).

          (e)  Purchased Partnership Interest: 99% limited partnership
               interest in the Operating Partnership
              

          <PAGE>

             
          7.   (a)  Investing Partnership:  Dickinson Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership: Church Village, a Texas limited
                    partnership

               (c)  Set Aside Purchase Note:

                    (i)  Principal Amount:             $1,770,000

                   (ii)  Date of Issue:                July 31, 1984

                  (iii)  Maturity Date:                March 31, 1999

                   (iv)  Annual Payment of
                         Principal:                    $18,000

                    (v)  Total Payments of
                         Principal deemed made
                         as of January 31, 1992:       Not Applicable

                   (vi)  Total Scheduled
                         Principal Payments
                         Prior to Maturity:            $252,000

                  (vii)  Balance of Principal
                         Due at Maturity:              $1,518,000

                 (viii)  Accrued Interest as of
                         January 31, 1992:             $98,086

          (d)  Security Agreement:  Purchase Agreement dated July 31, 1984,
               by and among Moses Friedman, Inc., Moses Friedman, Raymond
               J. Wayman, Max Salit, Rama Manufacturing Co., Moses Schwed,
               William Nelkin, Sam Abrams, Isaac Wolf, Emanuel Gordon,
               William Goldberg, Irving Weiss, Houston Associates, John
               Luciani, Bernard M. Rodin ("Sellers") and Dickinson
               Associates (Sellers' respective rights and interests under
               the Security Agreement have been sold, transferred and
               assigned to J&B Management Company).

          (e)  Purchased Partnership Interest: 99% limited partnership
               interest in the Operating Partnership
               

          <PAGE>

             
          8.   (a)  Investing Partnership:  Durham Associates, a New Jersey
                    limited partnership

               (b)  Operating Partnership: Morehead Hills Associates, Ltd.,
                    a North Carolina limited partnership

               (c)  Set Aside Purchase Note:

                    (i)  Principal Amount:             $1,275,000

                   (ii)  Date of Issue:                June 1, 1984

                  (iii)  Maturity Date:                March 31, 1999

                   (iv)  Annual Payment of
                         Principal:                    $13,000

                    (v)  Total Payments of
                         Principal deemed made
                         as of January 31, 1992:       $91,000

                   (vi)  Total Scheduled
                         Principal Payments
                         Prior to Maturity:            $182,000

                  (vii)  Balance of Principal
                         Due at Maturity:              $1,093,000

                 (viii)  Accrued Interest as of
                         January 31, 1992:             $307,371

          (d)  Security Agreement:  Purchase Agreement dated June 1, 1984,
               by and among Donavin Baumgarter, Jr., Joanne Z. Berman, Earl
               Brightman, Richard Foss, J. Philip Henley, L.A. Harthun,
               Robert J. Levenson, Ray Leventhal, R. Riggs Klika, John D.
               Zachary, John Luciani, Bernard M. Rodin ("Sellers") and
               Durham Associates (Sellers' respective rights and interests
               under the Security Agreement have been sold, transferred and
               assigned to J&B Management Company).

          (e)  Purchased Partnership Interest: 99% limited partnership
               interest in the Operating Partnership
              

          <PAGE>

             
          9.   (a)  Investing Partnership:  Taylor Associates, a New Jersey
                    limited partnership

               (b)  Operating Partnership: Forest Park Apartments
                    Associates, a South Carolina limited partnership

               (c)  Set Aside Purchase Note:

                    (i)  Principal Amount:             $1,585,000

                   (ii)  Date of Issue:                April 24, 1984

                  (iii)  Maturity Date:                March 31, 1999

                   (iv)  Annual Payment of
                         Principal:                    $14,500

                    (v)  Total Payments of
                         Principal deemed made
                         as of January 31, 1992:       $10,000

                   (vi)  Total Scheduled
                         Principal Payments
                         Prior to Maturity:            $203,000

                  (vii)  Balance of Principal
                         Due at Maturity:              $1,382,00

                 (viii)  Accrued Interest as of
                         January 31, 1992:             $437,072

          (d)  Security Agreement:  Purchase Agreement dated February 29,
               1984, by and among Paul D. Hughes, Dr. John Cusano, Philip
               M. Fisher, Dr. Ignatius N. Quartararo, Josheh Harold Cohen,
               Nasser and Paricher Ghassemis, Samuel Zepnick, Sol Zepnick,
               Robert N. Schwartz, John Luciani, Bernard M. Rodin
               ("Sellers") and Taylor Associates (Sellers' respective
               rights and interests under the Security Agreement have been
               sold, transferred and assigned to J&B Management Company).

          (e)  Purchased Partnership Interest:  99% limited partnership
               interest in the Operating Partnership
              

          <PAGE>

             
          10.  (a)  Investing Partnership:  Anderson Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership: Meadow Run Apts. Associates, a
                    South Carolina limited partnership

               (c)  Set Aside Purchase Note:

                    (i)  Principal Amount:             $1,600,000

                   (ii)  Date of Issue:                June 7, 1984

                  (iii)  Maturity Date:                March 31, 1999

                   (iv)  Annual Payment of
                         Principal:                    $16,000

                    (v)  Total Payments of
                         Principal deemed made
                         as of January 31, 1992:       $112,000

                   (vi)  Total Scheduled
                         Principal Payments
                         Prior to Maturity:            $224,000

                  (vii)  Balance of Principal
                         Due at Maturity:              $1,376,000

                 (viii)  Accrued Interest as of
                         January 31, 1992:             $372,954

          (d)  Security Agreement:  Purchase Agreement dated June 7, 1984,
               by and among Robert A. Angell, D.A. Baumgartner, Jr., Earl
               Brightman, Michael F. DiDomenico, Robert J. Eisner, Marvin
               S. Heiser, Joel Hoffman, Paula D. Hughes, Daniel R. Keating,
               Milton Schick, Harrison Shapiro, Gloria Sloan, Edward S.
               Intihar, John Luciani, Bernard M. Rodin ("Sellers") and
               Anderson Associates (Sellers' respective rights and
               interests under the Security Agreement have been sold,
               transferred and assigned to J&B Management Company).

          (e)  Purchased Partnership Interest:  99% limited partnership
               interest in the Operating Partnership
              

          <PAGE>

             
          11.  (a)  Investing Partnership:  Midland Associates, a New
                    Jersey limited partnership

               (b)  Operating Partnership: Manor Crest Apts., Ltd., a Texas
                    limited partnership

               (c)  Set Aside Purchase Note:

                    (i)  Principal Amount:             $2,235,000

                   (ii)  Date of Issue:                April 24, 1984

                  (iii)  Maturity Date:                March 31, 1999

                   (iv)  Annual Payment of
                         Principal:                    $22,500

                    (v)  Total Payments of
                         Principal deemed made
                         as of January 31, 1992:       $157,500

                   (vi)  Total Scheduled
                         Principal Payments
                         Prior to Maturity:            $315,000

                  (vii)  Balance of Principal
                         Due at Maturity:              $1,920,000

                 (viii)  Accrued Interest as of
                         January 31, 1992:             $897,801

          (d)  Security Agreement:  Purchase Agreement dated April 24,
               1984, by and among the Estate of Philip Fisher, Walter
               Feldesman, Hazan Associates, John Luciani, Bernard M. Rodin
               ("Sellers") and Midland Associates (Sellers' respective
               rights and interests under the Security Agreement have been
               sold, transferred and assigned to J&B Management Company).

          (e)  Purchased Partnership Interest:  99% limited partnership
               interest in the Operating Partnership
              

          <PAGE>

             
          12.  (a)  Investing Partnership:  Bayou Ridge Associates, a Texas
                    limited partnership

               (b)  Operating Partnership:  Wellington Square Apartments
                    Associates, a Louisiana ordinary partnership in
                    commendam

               (c)  Set Aside Purchase Note:

                    (i)  Principal Amount:             $3,600,000

                   (ii)  Date of Issue:                June 28, 1985

                  (iii)  Maturity Date:                March 15, 2000

                   (iv)  Annual Payment of
                         Principal:                    NOT REQUIRED

                    (v)  Total Payments of
                         Principal deemed made
                         as of January 31, 1992:       NOT APPLICABLE

                   (vi)  Total Scheduled
                         Principal Payments
                         Prior to Maturity:            NOT APPLICABLE

                  (vii)  Balance of Principal
                         Due at Maturity:              $3,600,000

                 (viii)  Accrued Interest as of
                         January 31, 1992:             $11,185

          (d)  Security Agreement:  Purchase Agreement dated June 28, 1985,
               by and among Pioneer Seven Associates, John Luciani, Bernard
               M. Rodin ("Sellers") and Bayou Ridge Associates (Sellers'
               respective rights and interests under the Security Agreement
               have been sold, transferred and assigned to J&8 Management
               Company).

          (e)  Purchased Partnership Interest:  99% limited partnership
               interest in the Operating Partnership
              

          <PAGE>

             
                                                       EXHIBIT B
                                                       to Bank Agreement

                           [Form of Consent and Agreement]

                                CONSENT AND AGREEMENT

                             [PURSUANT TO SECTION 7.2(c)]
              

             
                    THIS CONSENT AND AGREEMENT, dated as of
          ______________, 19__, is by and between [name of Investing
          Partnership] (the "Investing Partnership"), J&B Management
          Company ("J&B"), and The Bank of New York (the "Bank")

                                 W I T N E S S E T H:
                                 - - - - - - - - - - 
              

             
                    WHEREAS, J&B, Leisure Centers, Inc., J&B Management
          Corp., Sulgrave Realty Corporation, Wilmart Development Corp. and
          the Bank have entered into that certain Bank Agreement of even
          date herewith (the "Bank Agreement"); and
              

             
                    WHEREAS, Section 7.2(c) of the Bank Agreement provides
          for the execution of this Consent and Agreement by the parties
          hereto;
              

              
                    NOW, THEREFORE, in consideration of the premises and
          the mutual covenants herein contained and other good and valuable
          consideration, receipt of which is hereby acknowledged, the
          parties hereto hereby consent and agree as follows:
              

             
                    Section 1.     Consents and Agreements. The Investing
                                   -----------------------
          Partnership hereby (i) consents to J&B's assignment to the Bank
          of the Investing Partnership's Set Aside Purchase Note; (ii)
          consents to J&B's delivery of the Investing Partnership's Set
          Aside Purchase Note to the Bank; and (iii) agrees that upon
          receiving the Bank's notice of an Event of Default, the Investing
          Partnership shall pay all sums due under its Set Aside Purchase
          Note directly to the Bank.  The Bank hereby acknowledges that
          interest and, where required, annual payments of principal, may
          be deferred until the maturity of that Set Aside Purchase Note.
              

             
                    Section 2.     Notices. All notices and other
                                   -------
          communications pursuant or relating to this Consent and Agreement
          shall be in writing and shall be delivered by hand or sent by
          registered or certified mail, return receipt requested, or by
          facsimile, confirmed by writing delivered by hand or sent by
          registered or certified mail, return receipt requested, delivered
          or sent on the date of the facsimile, addressed as follows:
              

             
                    (a)  If to the Investing Partnership:

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

                    (b)  If to J&B:

                         J&B Management Company
                         One Executive Drive
                         Fort Lee, New Jersey 07024
                         Facsimile Number: 201 947-6663
                         Attention:  Bernard M. Rodin

                    With a copy to:

                         Reid & Priest 
                         40 West 57th Street
                         New York, New York 10019
                         Facsimile Number: 212 603-2298
                         Attention:  Michele R. Jawin, Esq.

                    (c)  If to Bank:

                         The Bank of New York
                         101 Barclay Street
                         New York, New York 10286
                         Facsimile Number: 212 815-5999
                         Attention: Sandra Padmore-Lewis,
                                       Corporate Trust
                                       Trustee Administration
              

             
          or at such other address as a party shall have last furnished to
          the other parties hereto in writing.  Any notice provided for
          herein shall be deemed to have been given on the date of the
          receipt of the notice by hand delivery or of the facsimile or the
          third Business Day after the date of mailing, certified mail,
          return receipt requested.
              

             
                    Section 3.     Choice of Law. This Consent and
                                   -------------
          Agreement shall be governed by the laws of the State of New York
          without giving effect to the principles of conflicts of law
          thereof.
              

             
                    Section 4.     Successors. This Consent and Agreement
                                   ----------
          shall be binding upon and inure to the benefit of the parties
          hereto and their respective successors and permitted assigns.
              

             
                    Section 5.     Counterparts. This Consent and Agreement
                                   ------------ 
          may be executed in any number of counterparts, each of which
          shall be an original, but all of which together shall constitute
          one instrument.
              
 
             
                    Section 6.     Definitions. All terms used in this
                                   -----------
          Consent and Agreement and not otherwise defined herein shall have
          the meanings ascribed to them in the Bank Agreement.
              

             
                    IN WITNESS WHEREOF, the parties hereto have executed
          this Consent and Agreement as of the date first above written.

                                        [Name of Investing Partnership]


                                        By:
                                           ------------------------------
                                           Title:

                                        J&B MANAGEMENT COMPANY


                                        By:
                                           ------------------------------
                                           Title:

                                        THE BANK OF NEW YORK


                                        By:
                                           ------------------------------
                                           Title:
              

          <PAGE>

              
                                                       EXHIBIT C
                                                       to Bank Agreement

                     [Form of Consent, Assignment and Agreement]

                          CONSENT, ASSIGNMENT AND AGREEMENT

                             [PURSUANT TO SECTION 7.3(c)]
              

             
                    THIS CONSENT, ASSIGNMENT AND AGREEMENT, dated as of
          _________________, 19__, is by and between [name of Investing
          Partnership]  (the "Investing Partnership"), J&B Management
          Company ("J&B"), and The Bank of New York (the "Bank")

                                 W I T N E S S E T H:
                                 - - - - - - - - - -
              

             
                    WHEREAS, J&B, Leisure Centers, Inc., J&B Management
          Corp., Sulgrave Realty Corporation, Wilmart Development Corp. and
          the Bank have entered into that certain Bank Agreement of even
          date herewith (the "Bank Agreement"); and
              

             
                    WHEREAS, Section 7.3(c) of the Bank Agreement provides
          for the execution of this Consent, Assignment and Agreement by
          the parties hereto;
              

             
                    NOW, THEREFORE, in consideration of the premises and
          the mutual covenants herein contained and other good and valuable
          consideration, receipt of which is hereby acknowledged, the
          parties hereto hereby consent and agree as follows:
              

             
                    Section 1.  Consents, Assignments and Agreements. The
                                ------------------------------------
          Investing Partnership and the Operating Partnership in which the
          Investing Partnership owns a Purchased Partnership Interest
          hereby (i) consent to J&B's assignment to the Bank of the
          Security Agreement, Security Interest, Purchased Partnership
          Interest, all distributions which may be due and payable or paid
          from time to time on such Purchased Partnership Interest, and the
          proceeds thereof, relating to the Investing Partnership's Set
          Aside Purchase Note; (ii) consent to J&B's delivery to the Bank
          of Financing Statements and to the Bank's filing of such
          Financing Statements with the appropriate governmental
          authorities in order to perfect and to continue the perfection of
          the Bank's security interest in the Security Agreement, Security
          Interest, Purchased Partnership Interest and distributions which
          may be due and payable or paid from time to time on the Purchased
          Partnership Interest; (iii) subject to the terms and conditions
          of the Bank Agreement, assign to the Bank all distributions which
          shall be due and payable or made from time to time on the
          Purchased Partnership Interest, and the proceeds thereof, until
          all outstanding obligations under the Set Aside Purchase Note, if
          such be in default, have been paid in full (including, without
          limitation, all costs of collection, reasonable attorneys, fees
          and other fees and expenses); and (iv) subject to the terms and
          conditions of the Bank Agreement, agree that upon foreclosure of
          the Security Interest all distributions made on the Purchased
          Partnership Interest shall be paid directly to the Bank, as the
          assignee of J&B, regardless of whether the Bank becomes a
          substituted limited partner in place of the Investing Partnership
          in the Operating Partnership but subject to the limitations set
          forth in clause (iii) above.
              

             
                    Section 2.  Representation of the Operating
                                -------------------------------
          Partnership.  The Operating Partnership hereby agrees to keep a
          -----------
          copy of this Consent, Assignment and Agreement with its business
          records.
              

             
                    Section 3.  Agreement of the Operating Partnership. The
                                --------------------------------------
          Operating Partnership hereby agrees to admit the Bank as a
          substituted limited partner in place of the Investing Partnership
          in the Operating Partnership upon the Bank's foreclosure on the
          Security Interest and request, subject to the Bank's obtaining
          HUD 2530 Clearance and the rights of the Investing Partnership
          under Section 9._05 of the Uniform Commercial Code.
              

             
                    Section 4.  Amendment to Partnership Agreement. Upon
                                ----------------------------------  
          substitution of the Bank for the Investing Partnership as a
          limited partner in the Operating Partnership pursuant to the Bank
          Agreement and this Consent, Assignment and Agreement, this
          Consent, Assignment and Agreement shall constitute an amendment
          to the partnership agreement of the Operating Partnership, and
          the Bank shall not be liable for the obligations of any
          predecessor which has assigned the Purchased Partnership Interest
          to make any contributions to the Operating Partnership.
              

             
                    Section 5.  Further Assurances and Power of Attorney. 
                                ----------------------------------------
          Each of the parties hereto shall, from time to time, upon request
          of a party hereto, duly execute, acknowledge and deliver or cause
          to be duly executed, acknowledged and delivered, all such further
          instruments and documents reasonably requested by a party to
          effectuate the intent and purposes of this Consent, Assignment
          and Agreement.  Notwithstanding the foregoing, this Consent,
          Assignment and Agreement shall constitute an irrevocable power of
          attorney coupled with an interest for the Bank to execute and
          file a certificate of amendment to the certificate of limited
          partnership of the Operating Partnership or any other document or
          instrument in order to effectuate the intent and purposes of this
          Consent, Assignment and Agreement; provided, however, that the
          Bank may not be substituted as a partner of the Operating
          Partnership unless such substitution is permitted under the
          Uniform Commercial Code and HUD 2530 Clearance, if required, has
          been obtained.
              

             
                    Section 6.  Notices. All notices and other
                                -------
          communications pursuant or relating to this Consent, Assignment
          and Agreement shall be in writing and shall be delivered by hand
          or sent by registered or certified mail, return receipt
          requested, or by facsimile, confirmed by writing delivered by
          hand or sent by registered or certified mail, return receipt
          requested, delivered or sent on the date of the facsimile,
          addressed as follows:
              

             
                    (a)  If to the Investing Partnership:

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

                    (b)  If to the Operating Partnership:

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

                    (c)  If to J&B:

                         J&B Management Company
                         One Executive Drive
                         Fort Lee, New Jersey 07024
                         Facsimile Number: 201 947-6663
                         Attention:  Bernard M. Rodin

                    With a copy to:

                         Reid & Priest
                         40 West 57th Street
                         New York, New York 10019
                         Facsimile Number: 212 603-2298
                         Attention:  Michele R. Jawin, Esq.

                    (d)  If to Bank:

                         The Bank of New York
                         101 Barclay Street
                         New York, New York 10286
                         Facsimile Number:  212 818-5999
                         Attention:  Sandra Padmore-Lewis,
                                        Corporate Trust
                                        Trustee Administration
              

             
          or at such other address as a party shall have last furnished to
          the other parties hereto in writing.  Any notice provided for
          herein shall be deemed to have been given on the date of the
          receipt of the notice by hand delivery or of the facsimile or the
          third Business Day after the date of mailing, certified mail,
          return receipt requested. 
              

             
                    Section 7.  Choice of Law. This Consent, Assignment and
                                -------------
          Agreement shall be governed by the laws of the State of New York,
          without giving effect to the principles of conflicts of law
          thereof.
              

             
                    Section 8.  Successors. This Consent, Assignment and
                                ----------
          Agreement shall be binding upon and inure to the benefit of the
          parties hereto and their respective successors and permitted
          assigns.
              

             
                    Section 9.  Counterparts. This Consent, Assignment and
                                ------------
          Agreement may be executed in any number of counterparts, each of
          which shall be an original, but all of which together shall
          constitute one instrument.
          

                              [INTENTIONALLY LEFT BLANK]

              

          <PAGE>
     
             
                    Section 10.  Definitions. All terms used in this
                                 -----------
          Consent, Assignment and Agreement and not otherwise defined
          herein shall have the meanings ascribed to them in the Bank
          Agreement.
              

             
                    IN WITNESS WHEREOF, the parties hereto have executed
          this Consent, Assignment and Agreement as of the date first above
          written.

                                        [Name of Investing Partnership]


                                        By:
                                           -----------------------------
                                           Title:

                                        [Name of Operating Partnership]


                                        By:
                                           -----------------------------
                                           Title:

                                        J&B MANAGEMENT COMPANY


                                        By:
                                           -----------------------------
                                           Title:

                                        THE BANK OF NEW YORK


                                        By:
                                           -----------------------------
                                           Title:
              



                                                         Exhibit 10.5(h)


                                    BANK AGREEMENT



                    THIS BANK AGREEMENT, dated as of October 27, 1993 (as
          amended, modified or supplemented from time to time, the "Bank
          Agreement"), is by and among J&B Management Company, a New Jersey
          general partnership (J&B), and its affiliates; Leisure Centers,
          Inc., a corporation organized and existing under the laws of the
          State of Delaware, J&B Management Corp., Sulgrave Realty
          Corporation, and Wilmart Development Corp., each of which is a
          corporation organized and existing under the laws of the State of
          New Jersey (hereinafter J&B, Leisure Centers, Inc., J&B
          Management Corp., Sulgrave Realty Corporation and Wilmart
          Development Corp. are sometimes referred to collectively as the
          "Company" or the "Co-Obligors"), and The Bank of New York (the
          "Bank"). 

                                 W I T N E S S E T H:
                                 - - - - - - - - - -

                    WHEREAS, the Company is issuing its Series 7, 11%
          Debentures due January 15, 2002 (the "Debentures") pursuant to
          the Company's Confidential Private Placement Memorandum dated
          October 26, 1993, as the same may be from time to time amended
          (the "Memorandum");

                    WHEREAS, the Company's private placement of the
          Debentures (the "Offering") will terminate on the earlier of (i)
          the date on which all the Debentures are sold or (ii) December
          31, 1994 (the "Offering Termination Date");

                    WHEREAS, subscribers will purchase Debentures at a
          closing (the "Initial Closing") to be held when at least $500,000
          principal amount of Debentures have been sold and, thereafter,
          from time to time (each, singly, an "Additional Closing," and,
          collectively, the "Additional Closings"), at the discretion of
          the Company, on such day or days as may be determined by the
          Company, as subscriptions are received and accepted (hereinafter
          the date of the Initial Closing and the date of any Additional
          Closing are each referred to as a "Closing Date");

                    WHEREAS, the Company desires to deliver to the Bank
          amounts received by the Company from subscribers for Debentures
          (each, singly, a "Purchaser," and, collectively, the
          "Purchasers"), in payment for the Debentures, which amounts shall
          be released to the Company at the Initial Closing and at each
          Additional Closing;

                    WHEREAS, each Purchaser shall be entitled to receive,
          on a monthly basis prior to the Closing Date with respect to that
          Purchaser's Debentures, distributions representing interest
          accrued on that Purchaser's subscription payment at a rate of 11%
          per annum;

                    WHEREAS, the Company desires to establish an interest
          bearing escrow fund to be called J&B Management Company Series 7
          Escrow Fund Account (the "Fund") with the Bank;

                    WHEREAS, the Company, for the benefit of the Bank and
          the Purchasers, wishes to assign to, and to grant the Bank a
          security interest in, certain notes, instruments and documents as
          more fully described below and the Bank is willing to accept such
          security interest and assignment upon the terms and conditions
          hereinafter set forth; and

                    WHEREAS, the Company wishes to appoint the Bank as
          Escrow Agent, Authenticating Agent, Custodian, Paying Agent,
          Registrar and Transfer Agent with respect to the Debentures and
          the above-mentioned notes, instruments and documents and the Bank
          is willing to accept such appointments upon the terms and
          conditions hereinafter set forth.

                    NOW, THEREFORE, in consideration of the foregoing
          premises and the mutual covenants herein contained and other good
          and valuable consideration, receipt of which is hereby
          acknowledged, the parties hereto hereby agree as follows:

                    Section 1.  Escrow Agent.
                                -------------  

                    Section 1.1  Appointment.  The Company hereby appoints
          and designates the Bank as Escrow Agent for the purposes set
          forth in this Section 1, and the Bank hereby accepts such
          appointment.

                    Section 1.2  Escrow.  
                                 ------  The Company shall from time to
          time deliver amounts received from Purchasers in payment for the
          Debentures ("Subscription Payments") to the Bank.  The Bank shall
          deposit the Subscription Payments in the Fund to be established
          in the Company's name for this purpose by the Bank.  Subscription
          Payments delivered for deposit in the Fund shall be invested in
          short term certificates of deposit (including certificates of
          deposit issued by the Bank), A-1, P-1 commercial paper, interest
          bearing money market accounts, all as specified in writing by the
          Company and held in trust for the benefit of the Purchasers.  The
          Bank is not responsible for interest, losses, taxes or other
          charges on investments.  All checks delivered to the Bank for
          deposit in the Fund shall be payable to the order of "J&B
          Management Company - Escrow Account."  Concurrently with such
          delivery, the Company shall deliver to the Bank a statement of
          the name, mailing address and tax identification number of each
          Purchaser whose Subscription Payment is being delivered, and a
          schedule listing the aggregate Debentures and aggregate
          cumulative Subscription Payments to date delivered for deposit in
          the Fund.  For the purposes of this Bank Agreement, the Company
          is authorized to make deposits and give instructions as to
          investments of deposits and otherwise, as contemplated in this
          Bank Agreement, to the Bank.

                    Section 1.3  Interest.    
                                 --------  During the period (the "Escrow
          Period") commencing upon the date that any Purchaser's
          Subscription Payment constitutes Cleared Funds (as defined in
          Section 1.11 hereof) and ending on the day immediately preceding
          the Closing Date with respect to that Purchaser's Debentures,
          interest will accrue on that Purchaser's Subscription Payment at
          a rate of 11% per annum, computed on the basis of a year of 360
          days consisting of 12 thirty day months.  Interest shall be
          payable on the fifteenth day of each month (each, an "Interest
          Payment Date").  Four Business Days prior to each such Interest
          Payment Date, the Bank shall give the Company written notice of
          the difference between the amount of interest which will be
          payable on Subscription Payments on such Interest Payment Date
          and the amount of interest accruing on the Fund's assets which
          will be available for such payment on such Interest Payment Date. 
          Not later than 11:30 a.m. (New York time) on the second Business
          Day preceding such Interest Payment Date, the Company shall
          deposit with the Bank its check in the amount of such difference. 
          On each Interest Payment Date, the Bank shall pay interest which
          is due and payable to the respective Purchasers by mailing its
          check in the appropriate amount to each Purchaser by first class
          mail at the Purchaser's mailing address provided to the Bank
          pursuant to Section 1.2 hereof.  In the event that the Company
          shall default in its payment obligations to the Bank under this
          Section 1.3, the Bank shall mail its check in the amount of each
          Purchaser's pro rata share of interest earned and paid on the
          Fund's assets as provided in this Section 1.3.  For purposes of
          this Bank Agreement, "Business Day" shall mean any day other than
          a day on which the Bank is authorized to remain closed in New
          York City.

                    Section 1.4  Conditions of Initial Closing and
                                 ---------------------------------
          Additional Closings.  
          -------------------  Notwithstanding anything to the contrary in
          this Bank Agreement, it is a condition precedent to the Initial
          Closing and to each Additional Closing that J&B shall deliver to
          the Bank Set Aside Purchase Notes and the Investor Notes that
          serve as collateral security for the repayment of the principal
          of and interest on such Set Aside Purchase Notes (the "Set Aside
          Investor Notes") in such an amount that the sum of 50% of the
          principal amount of the Set Aside Purchase Notes plus 90% of the
          principal amount of the Set Aside Investor Notes equals the
          principal amount of the Debentures which will be sold at that 
          Initial Closing or Additional Closing, together with the related
          Consent and Agreement pertaining to each such Set Aside Purchase
          Note and Set Aside Investor Notes and the related Consent,
          Assignment and Agreement pertaining to the Purchased Partnership
          Interest and the related Consent, Assignment and Agreement
          pertaining to the Secured Partnership Interest and the related
          Financing Statements (as such terms are defined in Section 7
          hereof), as provided in Section 7 hereof.  Upon the scheduling of
          the Initial Closing and each Additional Closing, the Company
          shall give written notice thereof to the Bank not less than one
          (1) Business Day prior to the date for each such closing.

                    Section 1.5  Cancellation.  
                                 ------------  The Company shall give the
          Bank notice of any Purchaser who cancels his Subscription prior
          to his Closing Date or whose Subscription Payment was deposited
          pursuant to Section 1.2 but whose Subscription is rejected,
          setting forth the name and mailing address of the Purchaser and
          the amount of the rejected or cancelled subscription.  As
          promptly as practicable thereafter, the Bank shall pay the amount
          of the cancelled or rejected subscription from the Fund to the
          Purchaser whose Subscription was cancelled or rejected as
          directed by the Company.  Any interest earned thereon and not
          theretofore distributed pursuant to Section 1.3 hereof shall be
          paid to the Purchaser in accordance with Section 1.3 hereof. 
          Payment shall be made by check payable to the Purchaser mailed by
          the Bank by first class mail directly to the Purchaser at the
          mailing address of the Purchaser.

                    Section 1.6  Payment.  
                                 --------  The Bank, at the Initial Closing
          and each Additional Closing, upon written instruction from the
          Company, shall transfer to the Company or to such third party or
          parties as may be directed by the Company the Cleared Funds then
          held in the Fund by the Bank.  Any interest earned thereon and
          not theretofore distributed in accordance with Section 1.3 hereof
          shall be paid to the Purchasers in accordance with Section 1.3
          hereof.

                    Section 1.7  Fees and Expenses.  
                                 -----------------  In addition to the fees
          set forth in Section 7.10 hereof, the Bank shall be entitled to
          an administration fee as compensation for its services under this
          Section 1 in the amount of $5,000 payable (i) upon the execution
          and delivery of this Bank Agreement and (ii) subject to an
          adjustment as provided in the next succeeding sentence of this
          Section 1.7, on the first anniversary date of this Bank
          Agreement, provided however, that the Bank shall not be entitled
          to payment of an administration fee on such first anniversary
          date if all of the Debentures have been sold prior thereto.  In
          the event the Offering terminates prior to December 31, 1994, the
          Company shall be entitled to a refund payable ten days after the
          Offering Termination Date, of that portion of the administration
          fee paid to the Bank on the first anniversary date of the Bank
          Agreement, in an amount calculated as the difference between (a)
          $5,000 and (b) the product of (x) $5,000 and (y) a fraction, the
          numerator of which is the number of days between the first
          anniversary date of this Bank Agreement and the Offering
          Termination Date, inclusive, and the denominator of which is 365. 
          In no event shall the Bank be entitled to payment of an
          administration fee, as provided for in this Section 1.7,
          following the Offering Termination Date.  The Company shall also
          pay the Bank $5 for the preparation and execution of each
          Purchaser's account including the calculation of interest
          accrued; $1 for the preparation of each Purchaser's 1099 tax
          form; $25 for each investment transaction in the Fund; $25 for
          each returned "bounced" check of a Purchaser; and $500 for each
          Additional Closing, payable within 10 days after the Bank gives
          the Company notice that any such amounts are due and payable. 
          Notwithstanding anything herein to the contrary, the Bank shall
          not charge the Company for the issuance of checks or wire
          transfers to make monthly payments of accrued interest on
          Subscription Payments.  No additional fee will be payable with
          respect to wire transfers of and unreturned checks for
          Subscription Payments.  In addition, the Company shall reimburse
          the Bank for other actual out-of-pocket expenses incurred in
          connection with its obligations pursuant to this Section 1
          (including, but not limited to, actual expenses for stationery,
          postage, telephone, telex, wire transfers, telecopy and retention
          of records, and reasonable fees and expenses of counsel), payable
          within ten (10) days after the Bank gives notice to the Company
          that it has incurred such expenses.  The obligation to pay such
          compensation and reimburse such expenses shall be borne solely by
          the Company.  Amounts held in the Fund shall not be available to
          satisfy this obligation or any other obligation of the Company to
          the Bank.  The provisions of this Section 1.7 shall survive the
          termination of this Bank Agreement.

                    Section 1.8  Termination of Offering.  
                                 ----------------------- If the Offering
          should be terminated, the Company shall promptly so advise the
          Bank in writing, and shall authorize and direct the Bank to
          return the Subscription Payments to the Purchasers.  The Bank
          thereupon shall return those Subscription Payments to the extent
          they have not been distributed per Section 1.6 to the Purchasers
          from whom they were received.  Any interest earned on the
          Subscription Payments and not theretofore distributed pursuant to
          Section 1.3 hereof shall be paid in accordance with Section 1.3
          hereof.  Upon paying such disbursements to the Purchasers and the
          Company, the Bank shall be relieved of all of its obligations and
          liabilities under this Bank Agreement.

                    Section 1.9  Form 1099, etc.  
                                 ----------------
                                                  In compliance with 
          the Interest and Dividend Tax Compliance Act of 1983, the 
          Company shall request that each Purchaser furnish to the 
          Bank such Purchaser's taxpayer identification number and a
          statement certified under penalties of perjury that (a) such
          taxpayer identification number is true and correct and (b) the
          Purchaser is not subject to the requirements of such Act
          providing for withholding of 20% of reportable interest,
          dividends or other payments.

                    Section 1.10  Uncollected Funds.  
                                  -----------------  In the event that any
          funds, including Cleared Funds, deposited in the Fund prove
          uncollectible after the funds represented thereby have been
          released by the Bank pursuant to this Bank Agreement, the Company
          shall reimburse the Bank upon request for the face amount of such
          check or checks; and the Bank shall, upon instruction from the
          Company, deliver the returned checks or other instruments to the
          Company.  This section shall survive the termination of this Bank
          Agreement.

                    Section 1.11  Cleared Funds.  
                                  ------------- For the purpose of this
          Bank Agreement, Subscription Payments shall constitute "Cleared
          Funds" in accordance with the following:

                    (a)  if paid by wire transfer, such funds shall
          constitute Cleared Funds on the date received by the Bank;

                    (b)  if paid by check drawn on a New York Clearing
          House Bank, such funds shall constitute Cleared Funds on the
          second Business Day following the date received by the Bank; and

                    (c)  if paid by check drawn on any bank other than a
          New York Clearing House Bank, such funds shall constitute Cleared
          Funds on the third Business Day following the date received by
          the Bank.

                    Section 2.  Execution.  
                                --------- The Debentures shall be executed
          on behalf of the Company by the manual or facsimile signature of
          a partner or officer of the Company.  All such facsimile
          signatures shall have the same force and effect as if the partner
          or officer had manually signed the Debentures.  In case any
          partner or officer of the Company whose signature shall appear on
          a Debenture shall cease to be such partner or officer before the
          delivery of such Debenture or the issuance of a new Debenture
          following a transfer or exchange, such signature or such
          facsimile shall nevertheless be valid and sufficient for all
          purposes, the same as if such partner or officer had remained a
          partner or officer until delivery.

                    Section 3.  Authenticating Agent.
                                ----------------------

                    Section 3.1  Appointment.  
                                 ----------- The Company hereby appoints
          and designates the Bank as Authenticating Agent for the purposes
          set forth in this Section 3, and the Bank hereby accepts such
          appointment.

                    Section 3.2  Authentication.  
                                 --------------- Only such Debentures as
          shall have the Certificate of Authentication endorsed thereon in
          substantially the form set forth in the form of Debenture
          attached to the Memorandum, duly executed by the manual signature
          of an authorized signatory of the Bank, shall be entitled to any
          right or benefit under this Bank Agreement.  No Debentures shall
          be valid or obligatory for any purpose unless and until such
          Certificate of Authentication shall have been duly executed by
          the Bank; and such executed certificate upon any such Debenture
          shall be conclusive evidence that such Debenture has been
          authenticated and delivered under this Bank Agreement.  The
          Certificate of Authentication on any Debenture shall be deemed to
          have been executed by the Bank if signed by an authorized
          signatory of the Bank, but it shall not be necessary that the
          same person sign the Certificate of Authentication on all of the
          Debentures.

                    Section 4.  Mutilated, Lost, Stolen or Destroyed
          Debentures.           ------------------------------------
          ---------- Subject to applicable law, in the event any Debenture
          is mutilated, lost, stolen or destroyed, the Company may
          authorize the execution and delivery of a new Debenture of like
          date, number, maturity and denomination as that mutilated, lost,
          stolen or destroyed, provided, however, that in the case of any
          mutilated Debenture, such mutilated Debenture shall first be
          surrendered to the Company, and in the case of any lost, stolen
          or destroyed Debenture, there shall be first furnished to the
          Company and the Bank, evidence of the ownership thereof and of
          such loss, theft or destruction satisfactory to the Company and
          the Bank, together with indemnification through a bond of
          indemnity or otherwise as shall be satisfactory to the Company
          and the Bank.  The Company may charge the Purchaser of such
          Debenture with any amounts satisfactory to the Company and the
          Bank and permitted by applicable law.

                    Section 5.  Registrar and Transfer Agent.
                                ------------------------------

                    Section 5.1  Appointment.  
                                 ------------  The Company hereby appoints
          and designates the Bank as Registrar and Transfer Agent for the
          purposes set forth in this Section 5, and the Bank hereby accepts
          such appointment.

                    Section 5.2  Registration, Transfer and Exchange of
                                 --------------------------------------
          Debentures.  
          ----------  The Debentures are issuable only as registered
          Debentures without coupons in the denomination of $100,000 or any
          multiple or any fraction thereof at the sole discretion of the
          Company.  Each Debenture shall bear the following restrictive
          legend: "These securities have not been registered under the
          Securities Act of 1933, as amended, and may be offered and sold
          or otherwise transferred only if registered pursuant to the
          provisions of that Act or if an exemption from registration is
          available."  The Bank shall keep at its principal corporate trust
          office a register in which the Bank shall provide for the
          registration and transfer of Debentures.  Upon surrender for
          registration of transfer of any Debenture at such office of the
          Bank, the Company shall execute, pursuant to Section 2 hereof,
          and mail by first class mail to the Bank, and the Bank shall
          authenticate, pursuant to Section 3 hereof, and mail by first
          class mail to the designated transferee, or transferees, one or
          more new Debentures in an aggregate principal amount equal to the
          unpaid principal amount of such surrendered Debenture, registered
          in the name of the designated transferee or transferees.  Every
          Debenture presented or surrendered for registration of transfer
          shall be duly endorsed, or be accompanied by a written instrument
          of transfer duly executed, by the holder of such Debenture or his
          attorney duly authorized in writing.  Notwithstanding the
          preceding, the Debentures may not be transferred without an
          effective registration statement under the Securities Act of 1933
          covering the Debentures or an opinion of counsel to the holder of
          such Debentures satisfactory to the Company and its counsel that
          such registration is not necessary under the Securities Act of
          1933 (the "Securities Act").  At the option of the owner of any
          Debenture, such Debenture may be exchanged for other Debentures
          of any authorized denominations, in an aggregate principal amount
          equal to the unpaid principal amount of such surrendered
          Debenture, upon surrender of the Debenture to be exchanged at the
          principal corporate trust office of the Bank; provided, however,
          that any exchange for denominations other than $100,000 or an
          integral multiple thereof shall be at the sole discretion of the
          Company.  Whenever any Debenture is so surrendered for exchange,
          the Company shall execute, pursuant to Section 2 hereof, and
          deliver to the Bank, and the Bank shall authenticate, pursuant to
          Section 3 hereof, and mail by first class mail to the designated
          transferee, or transferees, the Debenture or Debentures which the
          Debenture owner making the exchange is entitled to receive.  Any
          Debenture or Debentures issued in exchange for any Debenture or
          upon transfer thereof shall be dated the date to which interest
          has been paid on such Debenture surrendered for exchange or
          transfer, and neither gain nor loss of interest shall result from
          any such exchange or transfer.  In addition, each Debenture
          issued upon such exchange or transfer shall bear the restrictive
          legend set forth above unless in the opinion of counsel to the
          Company, such legend is not required to ensure compliance with
          the Securities Act.

                    Section 5.3  Owner.  
                                 ------  The person in whose name any
          Debenture shall be registered shall be deemed and regarded as the
          absolute owner thereof for all purposes, and payment of or on
          account of the principal of or interest on such Debenture shall
          be made only to or upon the order of the registered owner thereof
          or his duly authorized legal representative.  Such registration
          may be changed only as provided in this Section 5, and no other
          notice to the Company or the Bank shall affect the rights or
          obligations with respect to the transfer of a Debenture or be
          effective to transfer any Debenture.  All payments to the person
          in whose name any Debenture shall be registered shall be valid
          and effectual to satisfy and discharge the liability upon such
          Debenture to the extent of the sum or sums to be paid.

                    Section 5.4  Transfer Agent.  
                                  --------------  The Bank shall send
          executed, authenticated Debentures to Purchasers on Closing Dates
          and to subsequent owners and transferees who are entitled to
          receive Debentures pursuant to the terms of this Bank Agreement,
          by first class mail.

                    Section 5.5  Charges and Expenses.  
                                 --------------------  No service charge
          shall be made for any transfer or exchange of Debentures, but in
          all cases in which Debentures shall be transferred or exchanged
          hereunder, as a condition to any such transfer or exchange, the
          owner of the Debenture shall, prior to the delivery of any new
          Debenture pursuant to such transfer or exchange, reimburse the
          Company and the Bank for their respective actual out-of-pocket
          expenses incurred in connection therewith (including, but not
          limited to, any tax, fee or other governmental charge required to
          be paid with respect to such transfer or exchange, actual
          expenses for stationery, postage, telephone, telex, wire
          transfers, telecopy and retention of records, and reasonable fees
          and expenses of their respective counsel).  The provisions of
          this Section 5.5 shall survive the termination of this Bank
          Agreement.

                    Section 5.6  Redemption.
                                 ----------

                    (a)  Whenever the Company shall effect a voluntary
          redemption of part or all of the Debentures, which shall be
          without premium or penalty, or is required to effect mandatory
          redemption of part or all of the Debentures, the Company shall
          give written notice thereof to the Bank at least forty (40) days
          prior to the date set forth for redemption, the manner in which
          redemption shall be effected and all the relevant details
          thereof.  The Bank shall give written notice to the Purchasers of
          that redemption at least thirty (30) days prior to the date set
          forth for redemption.  The Company shall deliver all redeemed
          Debentures to the Bank for cancellation of the whole or portion
          thereof, as appropriate, and issuance of new Debentures in
          denominations equal to the unredeemed portion.  In no event,
          however, shall the Bank pay the redeemed amount or issue new
          Debentures in denominations equal to the unredeemed portion to a
          registered owner if that registered owner has not surrendered its
          Debenture to the Company.  No interest shall be payable on the
          redeemed portion of a Debenture from and after the date of
          redemption.

                    (b)  The Bank hereby acknowledges that the Company may
          effect a voluntary redemption of part or all of the Debentures
          without premium or penalty.  In the event the Company should
          effect a partial redemption of the Debentures, the Bank shall (i)
          return to the Company Set Aside Purchase Notes selected by the
          Company and the related Set Aside Investor Notes in such an
          amount that the sum of 50% of the principal amount of such Set
          Aside Purchase Notes plus 90% of the principal amount of such Set
          Aside Investor Notes equals the principal amount of the redeemed
          portion of the Debentures, (ii) execute and deliver to the
          Company an instrument prepared by J&B effecting a release by the
          Bank of the existing assignment of the security interest and
          Purchase Agreement covering the related Purchased Partnership
          Interest and the related Secured Partnership Interests (as such
          terms are defined in Section 7.3(a) hereof), (iii) file with the
          appropriate governmental authorities indicated by J&B to the
          Bank, Financing Statements delivered by J&B to the Bank recording
          the termination of the Bank's security interest and assignment
          granted under this Bank Agreement, and (iv) return to J&B the
          Consent and Agreement described in Section 7.2(c) hereof, the
          Consent, Assignment and Agreement described in Section 7.3(c)
          hereof relating to such returned Set Aside Purchase Notes and the
          Purchased Partnership Interest, respectively, the Consent and
          Agreement described in Section 7.4(c) hereof and the Consent,
          Assignment and Agreement described in Section 7.5(c) hereof
          relating to such returned Set Aside Investor Notes and Secured
          Partnership Interests, respectively.  In no event, however, will
          the Bank release Set Aside Purchase Notes and Set Aside Investor
          Notes if the sum of 50% of the principal amount of Set Aside
          Purchase Notes and plus 90% of the principal amount of the Set
          Aside Investor Notes held by the Bank following such release
          would be less than the principal amount of the Debentures that
          remain outstanding.

                    Section 6.  Paying Agent.
                                ------------

                    Section 6.1  Appointment.
                                 -----------  The Company hereby appoints
          and designates the Bank as Paying Agent for the purposes set
          forth in this Section 6, and the Bank hereby accepts such
          appointment.

                    Section 6.2  Payment Provisions.
                                 -------------------
            The Bank shall pay interest on Subscription Payments and
          principal of and interest on the Debentures to the persons in
          whose names the Debentures are registered, subject to the
          limitations contained in Section 5.6(a) and in accordance with
          the terms and provisions of this Bank Agreement and the
          Debentures, by check mailed by first class mail to the registered
          owner of a Debenture at his address as it appears in the
          register; provided that not later than 11:30 a.m. (New York time)
          on the second Business Day preceding each Interest Payment Date
          or date on which principal of any Debenture is due and payable,
          the Company shall provide the Bank with sufficient funds to make
          those payments.

                    Section 6.3  Expenses.  
                                 --------  The Company shall reimburse the
          Bank for its actual out-of-pocket expenses incurred in connection
          with its obligations pursuant to this Section 6 (including, but
          not limited to, actual expenses for stationery, postage,
          telephone, telex, wire transfers, telecopy and retention of
          records), payable within ten (10) days after the Bank gives
          notice to the Company that it has incurred such expenses.  The
          obligation to pay such compensation and reimburse such expenses
          shall be borne solely by the Company.  Notwithstanding anything
          herein to the contrary, the Bank shall not charge the Company any
          fees for the issuance of checks or wire transfers to make
          payments of interest on or repayments of principal of the
          Debentures.  The provisions of this Section 6.3 shall survive the
          termination of this Bank Agreement.

                    Section 7.  The Custodian.
                                -------------

                    Section 7.1  Appointment.  
                                 ------------
          The Company hereby appoints and designates the Bank as Custodian
          for the purposes set forth in this Section 7, and the Bank hereby
          accepts such appointment.

                    Section 7.2  Set Aside Purchase Notes.
                                 ------------------------  
                    (a)  J&B is the holder of certain Purchase Notes and
          the Investor Notes pledged pursuant to a Purchase Agreement by
          the respective Investing Partnerships as collateral security for
          their respective Purchase Notes.  Under the terms of each such
          Purchase Note and Purchase Agreement, J&B is entitled to assign
          each Purchase Note and J&B's right to payments of interest
          thereon and the principal amount thereof.  Under the terms of
          each Purchase Agreement, payments of interest due under the
          Purchase Note will be offset and reduced by payments made under
          the related Investor Notes issued by the limited partners of the
          respective Investing Partnership.  Interest which is in excess of
          the amount offset and reduced by payments made under a Purchase
          Note ("Excess Interest") shall be deferred until the maturity of
          that Purchase Note.

                    (b)  In order to secure the payment of the Bank's fees
          and expenses under this Section 7 and the payment of principal of
          and interest on the Debentures, subject to the terms and
          conditions of Section 7.6 hereof, J&B hereby grants the Bank a
          security interest in and assigns to the Bank, for the benefit of
          the Bank and the owners of Debentures from time to time, all of
          the Purchase Notes, in an aggregate principal amount of
          $11,750,000, listed in Exhibit A hereto (the "Set Aside Purchase
          Notes") issued by the Investing Partnerships listed in Exhibit A
          hereto, and the proceeds thereof.  In order to perfect such
          security interests, J&B shall deliver to the Bank the Set Aside
          Purchase Notes.  Upon receipt of each Set Aside Purchase Note,
          the Bank shall execute and deliver to the Company a receipt
          therefor.  Notwithstanding the assignment of the Set Aside
          Purchase Notes to the Bank, the interest payments on all of the
          Set Aside Purchase Notes shall be payable directly to the Company
          until such time as an Event of Default (as defined in Section 7.8
          hereof) shall occur and be continuing.  The parties hereto
          further confirm that any Excess Interest and deferred principal
          on a Set Aside Purchase Note paid at the maturity thereof shall
          belong to the Company so long as an Event of Default shall not
          have occurred and be continuing.

                    (c)  J&B shall deliver to the Bank a Consent and
          Agreement in the form of Exhibit B hereto, executed by each
          Investing Partnership listed in Exhibit A hereto, under which the
          Investing Partnership shall (i) consent to J&B's assignment to
          the Bank of the Investing Partnership's Set Aside Purchase Note,
          (ii) consent to J&B's delivery of the Investing Partnership's Set
          Aside Purchase Note to the Bank, and (iii) agree that upon
          receiving the Bank's notice of an Event of Default that is
          continuing, the Investing Partnership shall pay all sums due
          under its Set Aside Purchase Notes directly to the Bank.  Upon
          receipt of each such Consent and Agreement, the Bank shall
          execute and deliver to the Company a receipt therefor.

                    Section 7.3  Purchased Partnership Interests.  
                                 --------------------------------

                    (a)  Each Investing Partnership listed in Exhibit A
          hereto, in order to secure its payment of the principal of and
          interest on its Set Aside Purchase Note, has entered into a
          Purchase Agreement under which the Investing Partnership has
          granted a security interest in that Investing Partnership's
          limited partnership interest listed in Exhibit A hereto (a
          "Purchased Partnership Interest") in a respective Operating
          Partnership listed in Exhibit A hereto (an "Operating
          Partnership").

                    (b)  In order to secure the payment of the Bank's fees
          and expenses under this Section 7 and the payment of principal of
          and interest on the Debentures, subject to the terms and
          conditions of Section 7.6 hereof, J&B hereby grants the Bank a
          security interest in and assigns to the Bank, for the benefit of
          the Bank and the owners of the Debentures from time to time, all
          of J&B's rights, title and interest in and to each Purchase
          Agreement listed in Exhibit A hereto, each security interest in a
          Purchased Partnership Interest created under any such Purchase
          Agreement, each such Purchased Partnership Interest, each
          allocation and distribution due and payable or to be made from
          time to time on such Purchased Partnership Interest, and the
          proceeds thereof.  In order to perfect such security interest,
          J&B shall deliver to the Bank Financing Statements ("Financing
          Statements") for filing by the Bank with the appropriate
          governmental authorities indicated by J&B to the Bank, and hereby
          agrees to deliver to the Bank from time to time such additional
          Financing Statements as must be filed with such appropriate
          governmental authorities in order to continue the perfection of
          such security interest.  Notwithstanding the assignments,
          pursuant to this Section 7.3(b), of the above-mentioned Purchase
          Agreements, security interests, Purchased Partnership Interests,
          and due and payable allocations and distributions on Purchased
          Partnership Interests to the Bank, all allocations and
          distributions on such Purchased Partnership Interests, if any, in
          excess of the amounts due and payable by the Investing
          Partnership on account of principal and interest on their
          respective Purchase Notes shall be payable directly to the
          respective Investing Partnership if an event of default shall not
          have occurred and be continuing under that Investing
          Partnership's Set Aside Purchase Note 7.7(g) and shall be payable
          directly to the Bank for the benefit of the Bank and the owners
          of the Debentures only if the Bank shall foreclose on the
          security interest granted pursuant to this Section 7.3(b)
          pursuant to Section 7.7(e) hereof.

                    (c)  J&B shall deliver to the Bank a Consent,
          Assignment and Agreement in the form of Exhibit C hereto,
          executed by each Investing Partnership and Operating Partnership
          listed in Exhibit A hereto, under which the Investing Partnership
          and Operating Partnership shall (i) consent to J&B's assignment
          to the Bank, pursuant to Section 7.3(b) hereof, of the Purchase
          Agreement, security interest in the Purchased Partnership
          Interest, Purchased Partnership Interest, each allocation and
          distribution due and payable or to be made from time to time on
          the Purchased Partnership Interest, and the proceeds thereof;
          (ii) consent to J&B's delivery of the above-mentioned Financing
          Statements and the Bank's filing of the Financing Statements from
          time to time with the appropriate governmental authorities; (iii)
          assign to the Bank all allocations and distributions which may be
          due and payable or made from time to time on the Purchased
          Partnership Interest (subject to the terms and conditions set
          forth in this Bank Agreement) until all outstanding obligations
          under the Set Aside Purchase Note which is in default shall have
          been paid in full (including, without limitation, all costs of
          collection, reasonable attorney fees and other fees and
          expenses); and (iv) agree that upon foreclosure of the security
          interest granted pursuant to Section 7.3(b) hereof, pursuant to
          Section 7.7(e) hereof, all allocations and distributions on the
          Purchased Partnership Interest shall be paid directly to the
          Bank, as the assignee of J&B, regardless of whether the Bank
          becomes a substituted limited partner in place of the Investing
          Partnership in the Operating Partnership but subject to the
          limitations in clause (iii) above.  Upon receipt of each such
          Consent, Assignment and Agreement, the Bank shall execute and
          deliver to the Company a receipt therefor.

                    Section 7.4  Set Aside Investor Notes.
                                 ------------------------

                    (a)  Each Investing Partnership listed on Exhibit A
          hereto is the payee of Investor Notes made by its respective
          limited partners as partial consideration for their limited
          partnership interests.  Each Investor Note is a full recourse
          non-interest bearing promissory note payable in one lump sum on
          its maturity date.  After the maturity of an Investor Note any
          unpaid past-due principal will be subject to interest at the
          default rate and for the period of time specified in the
          defaulted Investor Note ("Investor Default Interest").  Under the
          terms of their respective Purchase Agreements, each Investing
          Partnership has pledged its Investor Notes to J&B as collateral
          security for the Investing Partnership's obligations under its
          respective Purchase Note.

                    (b)  In order to secure the payment of the Bank's fees
          and expenses under this Section 7 and the payment of principal of
          and interest on the Debentures, subject to the terms and
          conditions of Section 7.6 hereof, J&B hereby grants the Bank a
          security interest in and assigns to the Bank, for the benefit of
          the Bank and the owners of Debentures from time to time, all of
          the Investor Notes, having an aggregate face value of $4,418,500
          listed on Exhibit D hereto, and maturity dates as set forth on
          Exhibit D hereto (the "Set Aside Investor Notes"), pledged to J&B
          by the Investing Partnerships listed in Exhibit A hereto, and the
          proceeds thereof.  Upon receipt of each Set Aside Investor Note,
          the Bank shall execute and deliver to the Company a receipt
          therefor.  Notwithstanding the assignment of the Set Aside
          Investor Notes to the Bank, the lump sum payments of principal on
          all Set Aside Investor Notes and Investor Default Interest, if
          any, shall be payable directly to the Company until such time as
          an Event of Default shall occur and be continuing.  The parties
          hereto hereby confirm that the principal payable at maturity on
          each Set Aside Investor Note and Investor Default Interest, if
          any, listed on Exhibit D hereto will belong to the Company until
          such time as an Event of Default shall occur and be continuing.

                    (c)  J&B shall deliver to the Bank a Consent and
          Agreement in the form of Exhibit B hereto, executed by each
          Investing Partnership listed in Exhibit A hereto, under which the
          Investing Partnership shall (i) consent to J&B's assignment to
          the Bank pursuant to Section 7.4(b) hereof of the Set Aside
          Investor Notes payable to such Investing Partnership, (ii)
          consent to J&B's delivery to the Bank of the Investor Notes, and
          (iii) agree that upon receiving the Bank's notice of an Event of
          Default that is continuing, the Investing Partnership shall
          notify the makers of the Set Aside Investor Notes that all
          payments thereunder shall be made directly to the Bank.  Upon
          receipt of each such Consent and Agreement, the Bank shall
          execute and deliver to the Company a receipt therefor.

                    Section 7.5  Secured Partnership Interests.
                                 ------------------------------

                    (a)  Each maker of a Set Aside Investor Note
          ("Investor") has pledged, pursuant to the terms of the
          subscription agreement between the Investing Partnership listed
          on Exhibit A hereto and such Investor ("Investor Subscription
          Agreement"), its limited partnership interest in the Investing
          Partnership (the "Secured Partnership Interest"), as collateral
          security for its obligation to pay the principal amount of the
          Set Aside Investor Note at maturity.  Each Investing Partnership
          listed on Exhibit A hereto, has, pursuant to its Purchase
          Agreement, pledged and granted to J&B a security interest in all
          of its right, title and interest in the Secured Partnership
          Interests, as collateral security for its obligations under its
          Purchase Note listed on Exhibit A hereto.

                    (b)  In order to secure the payment of the Bank's fees
          and expenses under this Section 7 and the payment of principal
          and interest on the Debentures, subject to the terms and
          conditions of Section 7.6 hereof, J&B hereby grants the Bank a
          security interest in and assigns to the Bank, for the benefit of
          the Bank and the owners of the Debentures from time to time, all
          of J&B's rights, title and interest in and to each security
          interest in a Secured Partnership Interest created under the
          Purchase Agreements listed in Exhibit A hereto, each allocation
          and distribution due and payable or to be made from time to time
          on such Secured Partnership Interests, and the proceeds thereof. 
          In order to perfect such security interest, J&B shall deliver to
          the Bank Financing Statements for filing by the Bank with the
          appropriate governmental authorities indicated by J&B to the
          Bank, and hereby agrees to deliver to the Bank from time to time
          such additional Financing Statements as must be filed with such
          appropriate governmental authorities in order to continue the
          perfection of such security interest.  Notwithstanding the
          assignments, pursuant to this Section 7.5(b), of the
          above-mentioned security interests, Secured Partnership Interests
          and due and payable allocations and distributions on Secured
          Partnership Interests to the Bank, all allocations and
          distributions on such Secured Partnership Interests shall be
          payable directly to: (i) the Investor which owns the Secured
          Partnership Interest, if an event of default shall not have
          occurred under such Investor's Investor Notes and/or Investor
          Subscription Agreement (an "Investor Default"); (ii) the
          Investing Partnership, if an Investor Default shall have occurred
          and no event of default shall have occurred and be continuing
          under the Investing Partnership's Purchase Agreement; and (iii)
          the Bank for payment to the Company, if the Bank shall foreclose
          on its security interest pursuant to Section 7.7(g) hereof and to
          the Bank for the benefit of the Bank and the owners of the
          Debentures from time to time only if the Bank shall foreclose on
          the security interest granted pursuant to this Section 7.5(b)
          pursuant to Section 7.7(f) hereof.

                    (c)  J&B shall deliver to the Bank a Consent,
          Assignment and Agreement in the form of Exhibit C hereto,
          executed by each Investing Partnership listed in Exhibit A
          hereto, under which the Investing Partnership shall (i) consent
          to J&B's assignment to the Bank pursuant to Section 7.5(b) hereof
          of the security interest in the Secured Partnership Interests,
          each allocation and distribution due and payable or made from
          time to time on the Secured Partnership Interests, and the
          proceeds thereof; (ii) consent to J&B's delivery of the above
          mentioned Financing Statements and the Bank's filing of the
          Financing Statements from time to time with the appropriate
          governmental authorities; (iii) assign to the Bank all
          allocations and distributions which may be due and payable or
          made from time to time on the Secured Partnership Interests
          (subject to the terms and conditions set forth in this Bank
          Agreement) until all outstanding obligations under any Set Aside
          Investor Notes which are in default shall have been paid in full
          (including, without limitation, all costs of collection,
          reasonable attorney fees and other fees and expenses); and (iv)
          agree that upon foreclosure of the security interests granted
          pursuant to Section 7.5(b) hereof, pursuant to Section 7.7(f)
          hereof, all allocations and distributions on the Secured
          Partnership Interests shall be paid directly to the Bank, as the
          assignee of J&B (subject to the terms and conditions set forth in
          this Bank Agreement), regardless of whether the Bank becomes a
          substitute limited partner in the Investing Partnership in place
          of the defaulting Investor.  Upon receipt of each Consent,
          Assignment and Agreement, the Bank shall execute and deliver to
          the Company a receipt therefor.

                    Section 7.6  Attachment of Security Interests.
                                 ---------------------------------

                    Notwithstanding anything to the contrary in this Bank
          Agreement, each security interest granted by J&B to the Bank
          under this Section 7 shall become effective and shall attach only
          upon J&B's delivery to the Bank of the respective Set Aside
          Purchase Note, and the related Consent and Agreement and
          Financing Statements pertaining to that Set Aside Purchase Note,
          the related Consent, Assignment and Agreement and related
          Financing Statements pertaining to the Purchased Partnership
          Interest, the related Set Aside Investor Notes, and the related
          Consent and Agreement and Financing Statements pertaining to such
          Set Aside Investor Notes, and the related Consent, Assignment and
          Agreement and related Financing Statements pertaining to the
          Secured Partnership Interests.  J&B shall be obligated to deliver
          to the Bank only those Set Aside Purchase Notes selected by J&B,
          in its sole discretion, and the related Set Aside Investor Notes
          in such an amount that the sum of 50% of the principal amount of
          the Set Aside Purchase Notes plus 90% of the principal amount of
          the related Set Aside Investor Notes equals the principal amount
          of the Debentures which will be sold at the respective Initial
          Closing or Additional Closing, together with the Consent and
          Agreement and Financing Statements pertaining to that Set Aside
          Purchase Note, the Consent, Assignment and Agreement and related
          Financing Statements pertaining to the Purchased Partnership
          Interest, the Consent and Agreement and Financing Statements
          pertaining to such Set Aside Investor Notes, and the Consent,
          Assignment and Agreement and Financing Statements pertaining to
          the Secured Partnership Interests.

                    Section 7.7  Duties of the Bank.
                                 -------------------

                    (a)  The Bank shall hold the notes, Agreements and
          instruments deposited with it for the purposes of this Bank
          Agreement and for the benefit of the Bank and of the owners of
          the Debentures from time to time, shall file the Financing
          Statements delivered to it from time to time by J&B with the
          appropriate governmental authorities indicated by J&B to the Bank
          and shall perform all duties imposed upon it by this Bank
          Agreement until this Bank Agreement is terminated.  The security
          interests and assignments created by this Bank Agreement and by
          each Consent, Assignment and Agreement shall automatically
          terminate when all of the Debentures and all amounts payable to
          the Bank under this Bank Agreement have been paid in full. 
          Thereupon, the Bank shall return to J&B the Set Aside Purchase
          Notes and the related Set Aside Investor Notes deposited with it
          pursuant to Section 7.2(b) and Section 7.4(b) hereof, and shall
          file with the appropriate governmental authorities indicated by
          J&B to the Bank Financing Statements delivered by J&B to the Bank
          recording the termination of the Bank's security interests and
          assignments granted under this Bank Agreement and each Consent,
          Assignment and Agreement.

                    (b)  Upon the occurrence and continuation of an Event
          of Default, the Bank shall declare the entire outstanding
          aggregate principal balance of all the Debentures plus all
          accrued interest due and immediately payable.  In addition, the
          Bank shall immediately notify each Investing Partnership in
          writing of the occurrence of such Event of Default.  Upon receipt
          of such notice, each Investing Partnership shall (i) make all
          payments of principal and interest on its respective Set Aside
          Purchase Note to the Bank and (ii) notify each Investor, in
          writing, that all payments on its Set Aside Investor Notes shall
          be made directly to the Bank.

                    The Bank shall collect all payments received under the
          foregoing security interests and assignments and apply them for
          the benefit of the Bank and of the owners of the Debentures
          firstly to the payment of all costs of collection, secondly to
          the payment of the Bank's fees and expenses, thirdly to the
          payment of all accrued interest (including, without limitation,
          interest accrued after the date of the Event of Default) and next
          to the repayment of principal of the Debentures, until all
          amounts due under the Debentures shall have been paid in full
          together with all costs of collection, fees and expenses.

                    (c)  Upon the occurrence and continuation of an Event
          of Default, the Bank shall be entitled to institute action
          against the Co-Obligors, jointly or severally, to collect payment
          under the Debentures without any prior requirement to attempt to
          collect any funds under the Set Aside Purchase Notes or the
          related Purchased Partnership Interests, Set Aside Investor Notes
          or Secured Partnership Interests.  In the event that the Company
          shall default on its payment obligations to the Bank under this
          Bank Agreement, the Bank shall be entitled to institute action
          against the Company, jointly or severally, to collect payment
          under this Bank Agreement, without any prior requirement to
          attempt to collect any funds under the Set Aside Purchase Notes
          or the related Purchased Partnership Interests, Set Aside
          Investor Notes or Secured Partnership Interests.

                    (d)  Upon the occurrence and continuation of an Event
          of Default, the Bank, in its discretion, is authorized to, but
          shall not be required to, proceed in any way legally available to
          it to liquidate (i) the Set Aside Purchase Notes and the
          Purchased Partnership Interests (if the Bank shall have
          foreclosed on such Set Aside Purchase Note pursuant to Section
          7.7(e) hereof) or (ii) the Set Aside Investor Notes and Secured
          Partnership Interests (if an Investor Default shall have occurred
          and the Bank shall have foreclosed on such Set Aside Investor
          Note pursuant to Section 7.7(f) hereof) including, in each case,
          but not limited to, the public or private sale of all or any part
          thereof upon three (3) days' prior notice to the Company, free
          and clear of any claim, lien, charge or encumbrance including,
          without limitation, any right of equity of redemption.  The Bank
          shall apply the proceeds of any such sale firstly to the payment
          of the expenses of the sale, secondly to the payment of the
          Bank's fees and expenses, thirdly to the payment of accrued
          interest including accrued interest from and after the Event of
          Default, and next to the payment of principal of the Debentures. 
          The Bank shall not be liable to the Company or its affiliates
          because of any sale or the consequences thereof.

                    (e)  While an Event of Default is continuing, if there
          shall occur or if there shall have occurred and be continuing an
          event of default under any Set Aside Purchase Note, the Bank
          shall immediately send written notice of that event of default
          under that Set Aside Purchase Note to the maker of that Set Aside
          Purchase Note.  If that event of default is continuing after the
          expiration of the grace period, if any, contained in that Set
          Aside Purchase Note, the Bank shall immediately foreclose on the
          security interest in the related Purchased Partnership Interest
          by notifying the general partner of the related Operating
          Partnership of the foreclosure.  The Bank shall send a notice to
          the Investing Partnership stating that it is retaining the
          Purchased Partnership Interest in discharge of the defaulted Set
          Aside Purchase Note pursuant to Section 9-505 of the Uniform
          Commercial Code and shall request admission as a substituted
          limited partner in place of the related Investing Partnership in
          that Operating Partnership, subject to the limitations set forth
          in Section 7.3(c)(iii) hereof, and to obtaining previous
          Multi-family Participation Clearance from the United States
          Department of Housing and Urban Development ("HUD 2530
          Clearance") with respect to that Operating Partnership, if
          required, in satisfaction of that Set Aside Purchase Note (but
          not of any Debenture); provided, that during any time period
          pending obtaining HUD 2530 Clearance, if required, or if HUD 2530
          Clearance is required for that Operating Partnership but cannot
          be obtained, or if the Bank may not be admitted as a substituted
          limited partner in the Operating Partnership for any reason, the
          Bank shall nevertheless be entitled to receive all allocations
          and distributions from that Operating Partnership as the assignee
          of J&B and this Bank Agreement shall operate as an assignment of
          such allocations and distributions by the Investing Partnership
          subject to the limitations set forth in Section 7.3(c)(iii)
          hereof.  In addition, while an Event of Default is continuing, if
          there shall occur or if there shall have occurred and be
          continuing an event of default under any Set Aside Purchase Note
          or under any Partnership Agreement governing the Operating
          Partnership related to the Purchased Partnership Interest, the
          Bank shall be authorized to exercise any and all rights and
          remedies available to it as the holder of the respective Set
          Aside Purchase Note, the substituted partner or assignee with
          respect to the Purchased Partnership Interest in the related
          Operating Partnership, as well as any other remedy available
          under law or equity.  The Bank shall apply the proceeds of its
          exercise of the above-mentioned rights and remedies firstly to
          the payment of all costs of collection, secondly to the payment
          of the Bank's fees and expenses, thirdly to the payment of all
          accrued interest (including, without limitation, interest accrued
          after the date of the Event of Default) and next to repayment of
          principal of the Debentures, until all amounts due under the
          Debentures shall have been paid in full together with all costs
          of collection, fees and expenses.

                    (f)  While an Event of Default is continuing, if an
          Investor Default shall occur and be continuing, the Bank shall
          immediately send written notice of that Investor Default to the
          defaulting Investor and to the general partner of the Investing
          Partnership.  If the Investor Default is continuing after the
          expiration of the grace period, if any, contained in that Set
          Aside Investor Note, the Bank shall immediately foreclose on the
          security interest in the related Secured Partnership Interest by
          notifying the defaulting Investor and general partner of the
          related Investing Partnership of the foreclosure.  The Bank shall
          send a notice to the Investing Partnership, which shall deliver a
          copy of such notice to the defaulting Investor, stating that it
          is retaining the Secured Partnership Interest in discharge of the
          defaulted Set Aside Investor Note pursuant to Section 9-505 of
          the Uniform Commercial Code and shall request admission as a
          substituted limited partner in place of the defaulting Investor
          in that Investing Partnership, subject to the limitations set
          forth in Section 7.5(c)(iii) hereof.  If the Bank may not be
          admitted as a substituted limited partner in the Investing
          Partnership for any reason, the Bank shall nevertheless be
          entitled to receive all allocations and distributions from the
          Investing Partnership in respect of such Secured Partnership
          Interest as the assignee of such Secured Partnership Interest,
          and this Bank Agreement shall operate as an assignment of such
          allocations and distributions by the Investing Partnership,
          subject to the limitations set forth in Section 7.5(c)(iii)
          hereof.  In addition, while an Event of Default is continuing, if
          an Investor Default shall occur or shall have occurred and be
          continuing or an event of default under any Partnership Agreement
          governing the Investing Partnership related to the Secured
          Partnership Interest shall occur or shall have occurred and be
          continuing, the Bank shall be authorized to exercise any and all
          rights and remedies available to it as the holder of the
          respective Set Aside Investor Note, the substituted limited
          partner or assignee with respect to the Secured Partnership
          Interest in the related Investing Partnership, as well as any
          other remedy available under law or equity.  The Bank shall apply
          the proceeds of its exercise of the above-mentioned rights and
          remedies firstly to the payment of all costs of collection,
          secondly to the payment of the Bank's fees and expenses, thirdly
          to the payment of all accrued interest (including, without
          limitation, interest accrued after the date of the Event of
          Default) and next to the repayment of the Debentures, until all
          amounts due under the Debentures shall have been paid in full
          together with all costs of collection, fees and expenses.

                    (g)  If an Investor Default shall occur when no Event
          of Default is continuing, then the Company shall immediately give
          the Bank and the defaulting Investor notice thereof.  If that
          event of default is continuing after the expiration of the grace
          period, if any, contained in the Set Aside Investor Note in
          respect of which the Investor Default occurred, if the Company
          shall not effect a substitution pursuant to Section 7.11(e)
          hereof, the Bank shall immediately foreclose on the security
          interest in the related Secured Partnership Interest by notifying
          the general partner of the related Investing Partnership of such
          foreclosure.  The Bank shall send a notice to the Investing
          Partnership, which shall deliver a copy of such notice to the
          defaulting Investor, stating that it is retaining the Secured
          Partnership Interest in discharge of the defaulted Set Aside
          Investor-Note pursuant to Section 9-505 of the Uniform Commercial
          Code and shall request admission as a substituted limited partner
          in the Investing Partnership in place of the defaulting Investor,
          subject to the limitations in Section 7.5(c)(iii) hereof.  If the
          Bank may not be admitted as a substituted limited partner in the
          Investing Partnership for any reason, the Bank shall be entitled
          nevertheless to receive all allocations and distributions from
          that Investing Partnership as the assignee of the Secured
          Partnership Interest and this Bank Agreement shall operate as an
          assignment of such allocations and distributions by the Investing
          Partnership, subject to the limitations in Section 7.5(c)(iii)
          hereof.  The Bank shall pay over to the Company any amounts
          received from the Investing Partnership unless and until an Event
          of Default shall occur and be continuing.  If and when such Event
          of Default shall occur and be continuing, the Bank shall follow
          the proceedings specified in this Section 7.7.

                    (h)  The rights and remedies enumerated herein are in
          addition to and not in lieu of any other right or remedy
          available to the Bank under law or equity, including, without
          limitation, rights and remedies available to a secured party
          under the Uniform Commercial Code; provided, however, that the
          Bank shall not be entitled to apply the proceeds of the
          foreclosure of any Set Aside Purchase Note, Purchased Partnership
          Interest, Set Aside Investor Note, or Secured Partnership
          Interest to amounts owing to the Bank or the owners of the
          Debentures under this Bank Agreement unless an Event of Default
          shall occur and be continuing.  The Bank shall be entitled to
          exercise one or more remedies at the same time, all such rights
          and remedies being cumulative and not mutually exclusive.

                    (i)  The Co-Obligors shall remain jointly and severally
          liable for any deficiency remaining after the application of
          proceeds of the foreclosure of any Set Aside Purchase Note,
          Purchased Partnership Interest, Set Aside Investor Note, or
          Secured Partnership Interest collected by the Bank including, but
          not limited to, all actual costs and expenses of collection
          (including, without limitation, reasonable attorneys' fees and
          expenses).  If any funds shall remain in the possession of the
          Bank after the payment of all amounts due under the Debentures,
          all such costs of collection thereof and all other actual fees
          and expenses (including without limitation reasonable attorneys'
          fees and expenses) of the Bank, the Bank shall deliver such
          remaining funds to the Company.  The provisions of this Section
          7.7(i) shall survive the termination of this Bank Agreement.

                    Section 7.8  Events of Default.
                                 -------------------

                    If any of the following events (an "Event of Default")
          shall occur and be continuing for any reason whatsoever (and
          whether such occurrence shall be voluntary or involuntary or come
          about or be effected by operation of law or otherwise):

                         (i)  the Company defaults in the payment of any
                    part of the principal of any Debenture when the same
                    shall become due and payable, and such default shall
                    have continued for more than 30 days; or

                         (ii) the Company defaults in the payment of any
                    part of the interest on any Debenture when the same
                    shall become due and payable, and such default shall
                    have continued for more than 15 days;

          then, the Bank, by notice to the Company, or the owners of at
          least 25% of the principal amount of the Debentures, by notice to
          the Company and to the Bank, may declare the entire principal of
          and accrued interest on all Debentures to become immediately due
          and payable at par without presentment, demand, protest or other
          notice of any kind, all of which are waived by the Company.

                    Section 7.9  Sale of Set Aside Purchase Notes and
                                 ------------------------------------
          Related Set Aside Investor Notes.
          --------------------------------  
          
                    The Company may from time to time while no Event 
          of Default shall have occurred and be continuing arrange the 
          sale of one of more Set Aside Purchase Notes and all of the 
          related Set Aside Investor Notes to a third party, subject to 
          the following conditions:

                         (i)  The Company shall give prompt written notice
                    thereof to the Bank together with all relevant details
                    of the proposed transaction.

                         (ii)  The Bank shall receive cash in the amount
                    equal to (x) the sum of 50% of the principal balance
                    due at maturity of the Set Aside Purchase Note being
                    sold plus 90% of the principal amount of the related
                    Set Aside Investor Notes being sold and (y) an amount
                    sufficient to pay accrued interest on the pro rata
                    portion of Debentures to be prepaid pursuant to
                    subparagraph (iv) below.

                         (iii)  Notwithstanding the above, in no event may
                    a Set Aside Purchase Note be sold apart from all of the
                    related Set Aside Investor Notes and no Set Aside
                    Investor Note may be sold apart from the related Set
                    Aside Purchase Note.

                         (iv)  Upon receipt of cash as provided in
                    subparagraph (ii) above, the Bank will apply the
                    proceeds to the pro rata redemption of the Debentures
                    at par plus payment of accrued interest thereon. 
                    Thereafter, the Bank shall deliver each Set Aside
                    Purchase Note and related Set Aside Investor Notes that
                    are then sold to J&B, or at the written request of J&B,
                    to the purchaser, together with an assignment of
                    security interest and Purchase Agreement covering the
                    related Purchased Partnership Interest and Secured
                    Partnership Interests.  Subject to Section 8(b) hereof
                    the Bank shall have no liability whatsoever to the
                    purchaser or any party hereto for its actions pursuant
                    to this Section 7.9.

                    Section 7.10  Fees and Expenses.  
                                  -------------------  In addition to the
          administration fee set forth in Section 1.7 hereof, the Bank
          shall be entitled to compensation for its services under this
          Section 7 in the amount of $2,500 as an acceptance fee, payable
          upon execution and delivery of this Bank Agreement; and
          administrative fees, payable annually on the anniversary date of
          this Bank Agreement, based upon the aggregate principal amount of
          outstanding Debentures ten days prior to the anniversary date, in
          the following amounts:

               $   500,000 to $ 1,000,000 outstanding . . . . . . . $ 2,500
               $ 1,000,001 to $ 2,000,000 outstanding . . . . . . . $ 3,000
               $ 2,000,001 to $ 3,000,000 outstanding . . . . . . . $ 4,000
               $ 3,000,001 to $ 4,000,000 outstanding . . . . . . . $ 5,000
               $ 4,000,001 to $ 5,000,000 outstanding . . . . . . . $ 6,000
               $ 5,000,001 to $ 6,000,000 outstanding . . . . . . . $ 7,000
               $ 6,000,001 to $ 7,000,000 outstanding . . . . . . . $ 8,000
               $ 7,000,001 to $ 8,000,000 outstanding . . . . . . . $ 9,000
               $ 8,000,001 to $ 9,000,000 outstanding . . . . . . . $10,000
               $ 9,000,001 to $ 9,850,000 outstanding . . . . . . . $11,000

          The Company shall reimburse the Bank for its actual out-of-pocket
          expenses incurred in connection with its obligations pursuant to
          this Section 7 (including, but not limited to, actual expenses
          for stationery, postage, telephone, telex, wire transfers,
          telecopy, retention of records, and the filing of Financing
          Statements, and reasonable fees and expenses of counsel), payable
          within ten (10) days after the Bank gives notice to the Company
          that it incurred such expenses.  The obligation to pay such
          compensation and reimburse such expenses shall be borne solely by
          the Company.  The Set Aside Purchase Notes and the related
          Purchased Partnership Interests in which the Bank has a security
          interest will be available to satisfy the Company's payment
          obligations to the Bank under this Section 7.10 only when an
          Event of Default has occurred and is continuing.  The provisions
          of this Section 7.10 shall survive the termination of this Bank
          Agreement.

                    Section 7.11  Substitution of Set Aside Purchase Notes
                                  ----------------------------------------
          and Set Aside Investor Notes.
          ------------------------------  
                    (a)  The Company may from time to time withdraw any one
          or more of the Set Aside Purchase Notes together with all of the
          related Set Aside Investor Notes (a withdrawn Set Aside Purchase
          Note shall be defined for the purposes herein as the "Withdrawn
          Set Aside Purchase Note" and the withdrawn related Set Aside
          Investor Notes shall be defined for the purposes herein as the
          "Withdrawn Set Aside Investor Notes") and replace the Withdrawn
          Set Aside Purchase Note with any one or more Purchase Notes of
          which it is the holder (any such Purchase Note shall be defined
          for the purposes herein as the "New Set Aside Purchase Note") and
          replace the Withdrawn Set Aside Investor Notes with Investor
          Notes payable to the maker of the New Set Aside Purchase Note
          (any such Investor Notes shall be defined for the purposes herein
          as the "New Set Aside Investor Notes") so long as (i) no Event of
          Default has occurred and is continuing and (ii) the sum of (x)
          50% of the aggregate principal amount of the Set Aside Purchase
          Notes held by the Bank after the Withdrawn Set Aside Purchase
          Note is withdrawn and the New Set Aside Purchase Notes are
          deposited plus (y) 90% of the aggregate principal balance of the
          Set Aside Investor Notes held by the Bank after the Withdrawn Set
          Aside Notes are withdrawn and the New Set Aside Investor Notes
          are deposited is equal to the principal amount of the Debentures
          that remain outstanding.

                    (b)  The Company may only substitute a New Set Aside
          Purchase Note for a Withdrawn Set Aside Purchase Note if (i) it
          simultaneously substitutes the New Set Aside Investor Notes for
          the withdrawn Set Aside Investor Notes and (ii) the New Set Aside
          Investor Notes are payable to the Investing Partnership that is
          the maker of the New Set Aside Purchase Notes.

                    (c)  In order to effect the substitution described in
          Section 7.11(a) hereof, the Company shall deliver to the Bank (i)
          the New Set Aside Purchase Note along with the Consent and
          Agreement as described in Section 7.2(c) hereof, the Financing
          Statements pertaining to the New Set Aside Purchase Note, the
          Consent, Assignment and Agreement as described in Section 7.3(c)
          hereof, and the related Financing Statements pertaining to the
          Purchased Partnership Interest that secures such New Set Aside
          Purchase Note and (ii) the New Set Aside Investor Notes along
          with the Consent and Agreement as described in Section 7.4(c)
          hereof, the Financing Statements pertaining to the New Set Aside
          Investor Notes, the Consent, Assignment and Agreement as
          described in Section 7.5(c) hereof, and the related Financing
          Statements pertaining to the Secured Partnership Interests that
          secure such New Set Aside Investor Notes.  Upon receiving the New
          Set Aside Purchase Note, the New Set Aside Investor Notes and the
          related documents described in the preceding sentence, the
          security interest and assignment created by this Bank Agreement,
          each Consent, Assignment and Agreement described in Section
          7.2(c) hereof and Section 7.4(c) hereof each as relates to the
          Withdrawn Set Aside Purchase Note, each Consent, Assignment and
          Agreement described in Section 7.3(c) hereof and Section 7.5(c)
          hereof each as relates to the Withdrawn Set Aside Investor Notes,
          shall automatically terminate and shall have no further force or
          effect.  There upon, the Bank shall (i) return the Withdrawn Set
          Aside Purchase Note and Withdrawn Set Aside Investor Notes to the
          Company, (ii) execute and deliver to the Company an instrument
          prepared by J&B effecting a release by the Bank of the existing
          assignment of the security interest and Purchase Agreement
          covering the related Purchased Partnership Interest and the
          Secured Partnership Interests, (iii) file with the appropriate
          governmental authorities indicated by J&B to the Bank, Financing
          Statements delivered by J&B to the Bank recording the termination
          of the Bank's security interest and assignment granted under this
          Bank Agreement, and (iv) return to J&B the Consent and Agreement
          described in Section 7.2(c) hereof and the Consent, Assignment
          and Agreement described in Section 7.3(c) hereof, each as relates
          to such Withdrawn Set Aside Purchase Note, and return to J&B the
          Consent and Agreement described in Section 7.4(c) hereof and the
          Consent, Assignment and Agreement described in Section 7.5(c)
          hereof, each as relates to the Withdrawn Set Aside Investor
          Notes.  The Company will notify the Debenture holders of the
          substitution of the Withdrawn Set Aside Purchase Note and
          Withdrawn Set Aside Investor Notes with the New Set Aside
          Purchase Note and New Set Aside Investor Notes, respectively,
          within sixty (60) days thereof and provide those Debenture
          holders with the information pertaining to the New Set Aside
          Purchase Note and New Set Aside Investor Notes that would have
          been contained in the Memorandum if the New Set Aside Purchase
          Note and New Set Aside Investor Notes had been included with the
          Set Aside Purchase Notes and Set Aside Investor Notes described
          therein.

                    (d)  After the substitution of the New Set Aside
          Purchase Note and the New Set Aside Investor Notes for the
          Withdrawn Set Aside Purchase Note and Withdrawn Set Aside
          Investor Notes, respectively, the New Set Aside Purchase Note
          shall be deemed to be a Set Aside Purchase Note and the New Set
          Aside Investor Notes shall be deemed to be Set Aside Investor
          Notes, in each case, for all purposes as set forth in this Bank
          Agreement.

                    (e)  Anything in this Bank Agreement to the contrary
          notwithstanding, so long as no Event of Default shall occur and
          be continuing and so long as the provisions of Section 7.11
          hereof are complied with, upon the occurrence of an Investor
          Default, J&B shall have the right, within 90 days of the
          occurrence of such Investor Default, to arrange for the sale of
          the Secured Partnership Interest of the defaulting Investor to a
          new Investor and to substitute Investor Notes ("Substitute
          Investor Notes"), of the new Investor (which shall be in like
          principal amount and maturity as the defaulted Investor Notes and
          be payable to the same Investing Partnership as the defaulted
          Investor Notes for the Investor Notes) of the defaulting
          Investor.  Upon such substitution the Bank shall return the
          defaulted Investor Notes to the Company and the Substitute
          Investor Notes shall be Set Aside Investor Notes for all purposes
          hereunder.

                    Section 7.12  Delivery of Set Aside Purchase Notes and
                                  ----------------------------------------
          Set Aside Investor Notes.  
          --------------------------  The Company shall deliver the Set
          Aside Purchase Notes and the related Set Aside Investor Notes
          together with the Consent, Assignment and Agreement required by
          Section 7.3(c) hereof and Section 7.5(c), and the Consent and
          Agreement required by Section 7.2(c) hereof and Section 7.4(c)
          hereof, and the related Financing Statements as follows:

                    (a)  Original Set Aside Purchase Notes and related
                         original Set Aside Investor Notes shall be
                         delivered to:

                              The Bank of New York
                              1 Wall Street
                              New York, New York 10286
                              Attention:     Mr. Vincent Nardone,
                                             A.V.P., Security Operation
                                             Free Receive Area, 5th Floor.

                         No less than ten days prior to the delivery by the
                         Company to the Bank of the first Set Aside
                         Purchase Note, the Company shall deliver a
                         schedule in duplicate form of all Set Aside
                         Purchase Notes and Set Aside Investor Notes to the
                         Bank at the address set forth in Section 12
                         hereof.

                    (b)  Copies of each Set Aside Purchase Note and related
                         Set Aside Investor Notes together with the
                         Consent, Assignment and Agreement required by
                         Section 7.3(c) hereof and Section 7.5(c) hereof,
                         and the Consent and Agreement required by Section
                         7.2(c) hereof and Section 7.4(c) hereof, and the
                         related Financing Statements shall be delivered by
                         the Company to the Bank for execution at the
                         address set forth in Section 12 hereof and
                         promptly returned to Company's counsel at the
                         address as set forth in Section 12 hereof.

                    Section 8.  Other Rights and Duties of Bank.
                                --------------------------------

                    (a)  The Bank need exercise only those rights and need
          perform only those duties that are contemplated or specifically
          set forth in this Bank Agreement and no others.

                    (b)  Notwithstanding anything herein to the contrary,
          the Bank may not be relieved from liability for its own grossly
          negligent action, its own grossly negligent failure to act, or
          its own willful misconduct except that

                         (i)  This paragraph does not limit the effect of
               paragraph (a) of this Section.

                         (ii)  The Bank shall not be liable with respect to
               any action it takes or omits to take in good faith in
               accordance with a Notice received by it pursuant to Section
               18(b) of the Subscription Agreement.

                    (c)  The Bank may rely on any document believed by it
          to be genuine and to have been signed or presented by the proper
          person.  The Bank need not investigate any fact or matter stated
          in the document.

                    (d)  Before the Bank acts or remains from acting, it
          may require an officer's certificate or an opinion of counsel. 
          The Bank shall not be liable for any action it takes or omits to
          take in good faith in reliance on the certificate or opinion.

                    (e)  The Bank may act through agents and shall not be
          responsible for the misconduct or negligence of any agent
          appointed with due care.

                    Section 9.  No Representations.  
                                ------------------  The Bank makes no
          representation as to the validity or adequacy of this Bank
          Agreement or the Debentures, or any Set Aside Purchase Note,
          Purchased Partnership Interest, Set Aside Investor Note or
          Secured Partnership Interest in which the Bank has a security
          interest, or any Financing Statement delivered to it by J&B or
          the Bank's filing of any such Financing Statement with any
          governmental authority; it shall not be accountable for the
          Company's use of the proceeds from the Debentures and it shall
          not be responsible for any statement in the Memorandum or in the
          Debentures other than its authentication.

                    Section 10.  Indemnification.  
                                 ---------------- The Company shall
          indemnify, defend and hold the Bank harmless from and against any
          and all loss, damage, liability, claim and expense, including
          taxes (other than taxes based on the income of the Bank) incurred
          by the Bank arising out of or in connection with its acceptance
          or performance of its obligations under this Bank Agreement,
          including the legal costs and expenses of defending itself
          against any claim or liability in connection with its performance
          under this Bank Agreement.  The Bank shall notify the Company
          promptly of any claim for which it may seek indemnity.  The
          Company shall defend the claim and the Bank shall cooperate in
          the defense.  The Bank may have separate counsel and the Company
          shall pay the reasonable fees and expenses of such counsel.  The
          Company need not reimburse any expense or indemnify against any
          loss or liability incurred by the Bank through gross negligence
          or bad faith.  The provisions of this Section 10 shall survive
          the termination of this Bank Agreement.

                    Section 11.  Replacement of Bank.
                                 --------------------
                    (a)  A resignation or removal of the Bank and
          appointment of a successor Bank shall become effective only upon
          the successor Bank's acceptance of appointment as provided in
          this Section 11.

                    (b)  The Bank may resign by so notifying the Company. 
          The owners of a majority in principal amount of the Debentures
          outstanding may remove the Bank for any reason by so notifying
          the Bank and the Company.  The Company may remove the Bank if:

                         (i)  the Bank is adjudged a bankrupt or an
               insolvent;

                         (ii)  a receiver or public officer takes charge of
               the Bank or its property; or

                         (iii)  the Bank becomes incapable of acting.

                    (c)  (i)  If the Bank resigns or is removed or if a
                    vacancy exists in the office of the Bank for any reason
                    the Company shall promptly appoint a successor Bank.

                         (ii)  If a successor Bank does not take office
                    within 60 days after the retiring Bank gives notice of
                    resignation or action is taken to remove the retiring
                    Bank, the retiring Bank, the Company or the owners of
                    at least 10% in principal amount of the Debentures
                    outstanding may petition any court of competent
                    jurisdiction for the appointment of a successor Bank.

                         (iii)  A successor Bank shall deliver a written
                    acceptance of its appointment to the retiring Bank and
                    the Company.  Thereupon the resignation or removal of
                    the retiring Bank shall become effective and the
                    successor Bank shall have all the rights, powers and
                    duties of the Bank under this Bank Agreement.  The
                    successor Bank shall mail a notice of its succession to
                    Debenture owners.  Upon payment to the retiring Bank of
                    all amounts owed to it under this Bank Agreement, the
                    retiring Bank shall promptly transfer all property held
                    by it as Bank to the successor Bank.

                    (d)  If the Bank consolidates, merges or converts into,
          or transfers all or substantially all of its corporate trust
          business to, another corporation, the successor corporation
          without any further act shall be the successor Bank.

                    Section 12.  Notices.  
                                 --------  All notices and other
          communications pursuant to this Bank Agreement shall be in
          writing and shall be delivered by hand or sent by registered,
          certified, return receipt requested, or first class mail, or by
          facsimile, confirmed by writing, delivered by hand or sent by
          registered or certified mail, return receipt requested, delivered
          or sent on the date of the facsimile, addressed as follows:

                    (a)  If to the Company:

                         J&B Management Company
                         One Executive Drive
                         Fort Lee, New Jersey 07024
                         Facsimile Number: (201) 947-6663
                         Attention: Bernard M. Rodin


                         With a copy to:

                         Reid & Priest
                         40 West 57th Street
                         New York, New York 10019
                         Facsimile Number: (212) 603-2298
                         Attention: Michele R. Jawin, Esq.


                    (b)  If to Debenture owners:

                         At the addresses of the registered owners
                         appearing in the register maintained by the Bank.

                    (c)  If to Bank:

                         The Bank of New York
                         101 Barclay Street
                         New York, New York 10286
                         Facsimile Number: (212) 815-5999
                         Attention:  Harley Jeanty,
                                       Corporate Trust
                                       Trustee Administration

          or at such other address as a party shall have last furnished to
          the other parties hereto in writing.  Any notice provided for
          herein shall be deemed to have been given on the date of the
          receipt of the notice by hand delivery or of the facsimile or the
          third Business Day after the date of mailing, certified mail,
          return receipt requested.

                    Section 13.  Choice of Law.  
                                 ---------------  This Bank Agreement shall
          be governed by the laws of the state of New York, without giving
          effect to the principles of conflicts of law thereof.

                    Section 14.  Prior Agreements; Amendment.  
                                 ---------------------------  This Bank
          Agreement, together with each Consent and Agreement and each
          Consent, Assignment and Agreement referred to in Section 7
          hereof, sets forth the entire Agreement of the parties hereto
          with respect to the subject matter hereof and supersedes all
          prior Agreements, contracts, promises, representations,
          warranties, statements, arrangements and understandings, if any,
          among the parties hereto or their representatives with respect to
          the subject matter hereof.  No waiver, modification or amendment
          of any provision, term or condition hereto shall be valid unless
          in writing and signed by all parties hereto, and any such waiver,
          modification or amendment shall be valid only to the extent
          therein set forth.

                    Section 15.  Successors.  
                                 -----------  This Bank Agreement shall be
          binding upon and inure to the benefit of the parties hereto and
          their respective successors and permitted assigns.

                    Section 16.  Enforceability.  
                                 ---------------  Any provision of this
          Bank Agreement which may by determined by competent authority to
          be prohibited or unenforceable in any jurisdiction shall, as to
          such jurisdiction, be ineffective to the extent of such
          prohibition or unenforceability without invalidating the
          remaining provisions hereof, and any such prohibition or
          unenforceability in any jurisdiction shall not invalidate or
          render unenforceable such provision in any other jurisdiction.

                    Section 17.  Counterparts.  
                                 ------------  This Bank Agreement may be
          executed in any number of counterparts, each of which shall be an
          original, but all of which together shall constitute one
          instrument.




                              [INTENTIONALLY LEFT BLANK]



                    Section 18.  Definitions.  
                                 --------------
                    All terms used in this Bank Agreement and not otherwise
          defined herein shall have the meanings ascribed to them in the
          Memorandum.

                    IN WITNESS WHEREOF, the parties hereto have executed
          this Bank Agreement as of the date first above written.

          J&B MANAGEMENT COMPANY        THE BANK OF NEW YORK


          By: /s/ John Luciani          By: /s/ Harley Jeanty              
              ----------------------        ------------------------------
             Title:  GENERAL PARTNER       Title: ASSISTANT VICE PRESIDENT


          LEISURE CENTERS, INC.



          By: /s/ John Luciani          
              --------------------------
             Title:  PRESIDENT


          J&B MANAGEMENT CORP.



          By: /s/ John Luciani          
             ---------------------------
             Title:  PRESIDENT


          SULGRAVE REALTY CORPORATION



          By: /s/ John Luciani          
              --------------------------
             Title:  PRESIDENT


          WILMART DEVELOPMENT CORP.



          By: /s/ John Luciani          
          ------------------------------
             Title:  PRESIDENT


     <PAGE>

        
                                                  EXHIBIT A
                                                  TO BANK AGREEMENT


     1.   (a)  Investing Partnership: South Florida Associates, a Texas limited
               partnership

          (b)  Operating Partnerships:  Casa Devon, Ltd., Timbercreek Gardens,
               Ltd., Timbercreek I, Ltd., each a Florida limited partnership

          (c)  Set Aside Purchase Note:

                   (i)   Principal Amount:             $3,500,000

                   (ii)  Date of Issue:                December 1, 1985

                   (iii) Final Maturity Date:          October 31, 2000

                   (iv)  Annual Payment of Principal   Not Applicable

                   (v)   Total Schedule Principal
                         Payments Prior to Final
                         Maturity:                     Not Applicable

                   (vi)  Balance of Principal
                         Due at Final Maturity:        $3,500,000

                   (vii) Prepaid Interest as of
                         July 31, 1993                 $  648,334

          (d)  Purchase Agreement:  Sale and Purchase Agreement dated December
               1, 1985, by and among John Luciani and Bernard M. Rodin and South
               Florida Associates (Sellers' respective rights and interests
               under the Purchase Agreement have been sold, transferred and
               assigned to J&B Management Company).

          (e)  Purchased Partnership Interest:  98.5% of the profits and losses
               and 98.25% of the cash flow of the Operating Partnership
         

        
     2.   (a)  Investing Partnership: South Dade Associates, a Texas partnership

          (b)  Operating Partnership:  Hialeah/Miami Apts., Ltd., a Florida
               limited partnership

          (c)  Set Aside Purchase Note:

                    (i) Principal Amount:             $3,900,000

                   (ii) Date of Issue:                June 27, 1986

                  (iii) Final Maturity Date:          June 27, 2001

                   (iv) Annual Payment of Principal   Not Applicable

                    (v) Total Schedule Principal
                        Payments Prior to Final
                        Maturity:                     Not Applicable

                   (vi) Balance of Principal
                        Due at Final Maturity:        $3,900,000

                  (vii) Prepaid Interest as of
                        July 31, 1993                 $  430,000

          (d)  Purchase Agreement:  Sale and Purchase Agreement dated June 27,
               1986, by and among John Liciani, Bernard M. Rodin, John Luciani,
               III and Dorian Luciania ("Sellers") and South Dade Associates
               (Sellers' respective rights and interests under the Purchase
               Agreement have been sold, transferred and assigned to J&B
               Management Company).

          (e)  Purchased Partnership Interest: 98.75% of the profits and losses
               and 98.75% of the cash flow of the Operating Partnership
         

        
     3.   (a)  Investing Partnership:  Ewing Associates, a South Carolina
               limited partnership

          (b)  Operating Partnership: Lucas Heights III, L.P., a Missouri
               limited partnership

          (c)  Set Aside Purchase Note:

                  (i) Principal Amount:             $4,350,000

                 (ii) Date of Issue:                December 30, 1986

                (iii) Final Maturity Date:          December 30, 2001

                 (iv) Annual Payment of Principal   Not Applicable

                  (v) Total Schedule Principal
                      Payments Prior to Final
                      Maturity:                     Not Applicable

                 (vi) Balance of Principal
                      Due at Final Maturity:        $4,350,000

                (vii) Prepaid Interest as of
                      July 31, 1992                 $  904,000

          (d)  Purchase Agreement: Sale and Purchase Agreement dated December
               30, 1986, by and among John Luciania and Bernard M. Rodin
               ("Sellers") and Ewing Associates (Sellers' respective rights and
               interests under the Purchase Agreement have been sold,
               transferred and assigned to J&B Management Company).

          (e)  Purchase Partnership Interest:  98.75% of the profits and losses
               (which shall decrease to 91.875% after the return of the capital
               contributions to the limited partners of Lucas Heights III, L.P.
               as a result of annual distributions of cash flow or of a
               refinancing) and 98.75% of the cash flow of the Operating
               Partnership
           

     <PAGE>

        
                                             EXHIBIT B
                                             TO BANK AGREEMENT


                           [Form of Consent and Agreement]

                                CONSENT AND AGREEMENT

                   [PURSUANT TO SECTION 7.2(c)] AND SECTION 7.4(c)]
         

        
               THIS CONSENT AND AGREEMENT, dated as of ________, 19___, is by
     and between [name of Investing Partnership] (the "Investing Partnership"),
     J&B Management Company ("J&B"), and The Bank of New York (the "Bank")

                                 W I T N E S S E T H:
                                 - - - - - - - - - -
          

        
               WHEREAS, J&B, Leisure Centers, Inc., J&B Management Corp.,
     Sulgrave Realty Corporation, Wilmart Development Corp. and the Bank have
     entered into that certain Bank Agreement of even date herewith (the "Bank
     Agreement"); and
         

        
               WHEREAS, Section 7.2(c) and Section 7.4(c) of the Bank Agreement
     provide for the execution of this Consent and Agreement by the parties
     hereto;
         

        
               NOW, THEREFORE, in consideration of the premises and the mutual
     covenants herein contained and other good and valuable consideration,
     receipt of which is hereby acknowledged, the parties hereto hereby convent
     and agree as follows:
         
 
        
               Section 1.  Consents.  The Investing Partnership hereby consents
                           --------
     to (i) J&B's assignment to the Bank, pursuant to Section 7.2(c) of the Bank
     Agreement, of the Investing Partnership's Set Aside Purchase Note; (ii)
     J&B's assignment to the Bank, pursuant to Section 7.4(c) of the Bank
     Agreement, of the Set Aside Investor Notes; (iii) J&B's delivery of the
     Investing Partnership's Set Aside Purchase Note to the Bank; and (iv) J&B's
     delivery of the Set Aside Investor Notes to the Bank.  The Bank hereby
     acknowledges that interest and, where required, annual payments of
     principal, may be deferred until the maturity of that Set Aside Purchase
     Note.
         

        
               Section 2.  Agreements.  The Investing Partnership hereby agrees
                           ----------
     that upon receiving the Bank's notice of an Event of Default, the Investing
     Partnership shall (i) pay all sums due under its Set Aside Purchase Note
     directly to the Bank and (ii) notify the makers of the Set Aside Investor
     Notes that all payments thereunder shall be made directly to the Bank.
         

        
               Section 3.  Notices.  All notices and other communications
                           -------
     pursuant or relating to his Consent and Agreement shall be in writing and
     shall be delivered by hand or sent by registered or certified mail, return
     receipt requested, or by facsimile, confirmed by writing delivery by hand
     or sent by registered or certified mail, return receipt requested,
     delivered or sent on the date of the facsimile, addressed as follows:
         

        
               (a)  If to the Investing Partnership:

                    ________________________________
                    ________________________________
                    ________________________________

               (b)  If to J&B:

                    J&B Management Company
                    One Executive Drive
                    Fort Lee, New Jersey  07024
                    Facsimile Number:  (201) 947-6663
                    Attention:  Bernard M. Rodin

               With a copy to:

                    Reid & Priest
                    40 West 57th Street
                    New York, New York  10019
                    Facsimile Number:  (212) 603-2298
                    Attention:  Michele R. Jawin, Esq.

               If to Bank:

                    The Bank of New York
                    101 Barclay Street
                    New York, New York  10286
                    Facsimile Number:  (212) 815-5999
                    Attention:  Harley Jeanty,
                                   Corporate Trust
                                   Trustee Administration
         

        
     or at such other address as a party shall have last furnished to the other
     parties hereto in writing.  Any notice provided for herein shall be deemed
     to have been given on the date of the receipt of the notice by hand
     delivery or of the facsimile or the third Business Day after the date of
     mailing, certified mail, return receipt requested.
         

        
               Section 4.  Choice of Law.  This Consent and Agreement shall be
                           -------------
     governed by the laws of the State of New York without giving effect to the
     principles of conflicts of law thereof.
         

        
               Section 5.  Successors.  This Consent and Agreement shall be
                           ----------
     binding upon and inure to the benefit of the parties hereto and their
     respective successors and permitted assigns.
         

        
               Section 6.  Counterparts.  This Consent and Agreement may be
                           ------------
     executed in any number of counterparts, each of which shall be an original,
     but all of which together shall constitute one instrument.
         

        
               Section 7.  Definitions.  All terms used in this Consent and
                           -----------
     Agreement and not otherwise defined herein shall have the meanings ascribed
     to them in the Bank Agreement.
         

        
               IN WITNESS WHEREOF, the parties hereto have executed this Consent
     and Agreement as of the date first above written.


                              [Name of Investing Partnership]


                              By:____________________________


                              J&B MANAGEMENT COMPANY


                              By:____________________________
                                 Title:

                              THE BANK OF NEW YORK


                              By:____________________________
                                 Title:
         

     <PAGE>

        
                                             EXHIBIT C
                                             TO BANK AGREEMENT


                           [Form of Consent and Agreement]

                          CONSENT, ASSIGNMENT AND AGREEMENT

                   [PURSUANT TO SECTION 7.3(c) AND SECTION 7.5(c)]
         

        
               THIS CONSENT AND AGREEMENT, dated as of ________, 19___, is by
     and among [name of Investing Partnership] (the "Investing Partnership"),
     J&B Management Company ("J&B"), and The Bank of New York (the "Bank")

                                 W I T N E S S E T H:
                                 - - - - - - - - - -
         

        
               WHEREAS, J&B, Leisure Centers, Inc., J&B Management Corp.,
     Sulgrave Realty Corporation, Wilmart Development Corp. and the Bank have
     entered into that certain Bank Agreement of even date herewith (the "Bank
     Agreement"); and
         

        
               WHEREAS, Section 7.3(c) and Section 7.5(c) of the Bank Agreement
     provide for the execution of this Consent, Assignment and Agreement by the
     parties hereto;
         

        
               NOW, THEREFORE, in consideration of the premises and the mutual
     covenants herein contained and other good and valuable consideration,
     receipt of which is hereby acknowledged, the parties hereto hereby convent
     and agree as follows:
         

        
               Section 1.  Consents, Assignments and Agreements with Respect to
                           ----------------------------------------------------
     Purchased Partnership Interests.  The Investing Partnership and the
     -------------------------------
     Operating Partnership in which the Investing Partnership owns a Purchased
     Partnership interest hereby (i) consent to J&B's assignment to the Bank of
     the Purchase Agreement, security interest in the Purchased Partnership
     Interest, Purchased Partnership Interest, all allocations and distributions
     which may be due and payable or made from time to time on such Purchased
     Partnership Interest, and the proceeds thereof, relating to the Investing
     Partnership's Set Aside Purchase Note; (ii) consent to J&B's delivery to
     the Bank of Financing Statements and to the Bank's filing of such Financing
     Statements with the appropriate governmental authorities in order to
     perfect and to continue the perfection of the Bank's security interest in
     the Purchase Agreement, security interest in the Purchased Partnership
     Interest, Purchased Partnership Interest allocations and distributions
     which may be due and payable from time to time on the Purchased Partnership
     interest; (iii) subject to the terms and conditions of the Bank Agreement,
     assign to the Bank all allocations and distributions which shall be due and
     payable or made from time to time on the Purchased Partnership Interest,
     and the proceeds thereof, until all outstanding obligations under the Set
     Aside Purchase Note, if such be in default, have been paid in full
     (including, without limitation, all costs of collection, reasonable
     attorneys' fees and other fees and expenses); and (iv) subject to the terms
     and conditions of the Bank Agreement, agree that upon foreclosure of the
     security interest in the Purchased Partnership Interest all allocations and
     distributions made on the Purchased Partnership Interest shall be paid
     directly to the Bank, as the assignee of J&B, regardless of whether the
     Bank becomes a substituted limited partner in the Operating Partnership in
     place of the Investing Partnership.
         

        
               Section 2.  Consents, Assignments and Agreements with respect to
                           ----------------------------------------------------
     Secured Partnership Interests.  The Investing Partnership hereby (i)
     -----------------------------
     consents to J&B's assignment to the Bank of the security interests in the
     Secured Partnership Interests, each allocation and distribution due and
     payable or made from time to time on the Secured Partnership Interests, and
     the proceeds thereof, relating to the Set Aside Investor Notes ("Security
     Interest"); (ii) consents to J&B's delivery to the Bank of Financing
     Statements and to the Bank's filing of such Financing Statements with the
     appropriate governmental authorities in order to perfect and to continue
     the perfection of the Security Interest; (iii) subject to the terms and
     conditions of the Bank Agreement, assign to the Bank all allocations and
     distributions which shall be due and payable or made from time to time on
     the Secured Partnership Interests, and the proceeds thereof, until all
     outstanding obligations under any Set Aside Investor notes, if such be in
     default, shall have been paid in full (including, without limitation, all
     costs of collection reasonable attorney's fees and other fees and
     expenses); and (iv) subject to the terms and conditions of the Bank
     Agreement, agree that upon foreclosure of the Security Interest all
     allocations and distributions made on the Secured Partnership Interest
     shall be paid directly to the Bank, as the assignee of J&B, regardless of
     whether the Bank becomes a substituted limited partner in the Investing
     Partnership.
         

        
               Section 3.  Representations of the Operating Partnership.  The
                           --------------------------------------------
     Operating Partnership hereby agrees to keep a copy of this Consent,
     Assignment and Agreement with its business records.
         

        
               Section 4.  Agreement of the Operating Partnership.  The
                           --------------------------------------
     Operating Partnership hereby agrees to admit the Bank as a substituted
     limited partner in place of the Investing Partnership in the Operating
     Partnership upon the Bank's foreclosure on the security interest in the
     Purchased Partnership Interest and written request, subject to the
     limitations in clause 1.(iii) hereof, the Bank's obtaining HUD 2530
     Clearance and the rights of the Investing Partnership under Section 9.505
     of the Uniform Commercial Code.
         

        
               Section 5.  Amendment to Operating Partnership Agreement.  Upon
                           --------------------------------------------
     substitution of the Bank for the Investing Partnership as a limited partner
     in the Operating Partnership pursuant to the Bank Agreement and this
     Consent, Assignment and Agreement, this Consent, Assignment and Agreement
     shall constitute an amendment to the partnership agreement of the Operating
     Partnership, and the Bank shall not be liable for the obligations of any
     predecessor which has assigned the Purchased Partnership Interest to make
     any contributions to the Operating Partnership.
         

        
               Section 6.  Agreement of the Investing Partnership.  The
                           --------------------------------------
     Investing Partnership hereby agrees that upon the occurrence of an Investor
     Default and following the Bank's foreclosure on the Security Interest and
     written request to the Investing Partnership, the Investing Partnership
     shall admit the Bank as a substituted limited partner in the Investing
     Partnership, subject to the limitations in clause 2.(iii) hereof.
         

        
               Section 7.  Amendment to the Investing Partnership Agreement. 
                           ------------------------------------------------
     Upon admission of the Bank as a substituted limited partner in the
     Investing Partnership pursuant to the Bank Agreement and this Consent,
     Assignment and Agreement, this Consent, Assignment and Agreement shall
     constitute an amendment to the partnership agreement of the Investing
     Partnership, and the Bank shall not be liable for the obligations of any
     predecessor which has assigned the Secured Partnership Interest to make any
     contributions to the Investing Partnership.
         

         
               Section 8.  Further Assurances and Power of Attorney.  Each of
                           ----------------------------------------
     the parties hereto shall, from time to time, upon request of a party
     hereto, duly execute, acknowledge and deliver or cause to be duly executed,
     acknowledged and delivered, all such further instruments and documents
     reasonably requested by a party to effectuate the intent and purposes of
     this Consent, Assignment and Agreement.  Notwithstanding the foregoing,
     this Consent, Assignment and Agreement shall constitute an irrevocable
     power of attorney coupled with an interest for the Bank to execute and file
     a certificate of amendment to the certificate of limited partnership of the
     Operating Partnership or any other document or instrument in order to
     effectuate the intent and purposes of this Consent, Assignment and
     Agreement; provided, however, that the Bank may not be substituted as a
     partner of the Operating Partnership unless such substitution is permitted
     under the Uniform Commercial Code and HUD 2530 Clearance, if required, has
     been obtained.
         

        
               Section 9.  Notices.  All notices and other communications
                           -------
     pursuant or relating to this Consent, Assignment and Agreement shall be in
     writing and shall be delivered by hand or sent by registered or certified
     mail, return receipt requested, or by facsimile, confirmed by writing
     delivered by hand or sent by registered or certified mail, return receipt
     requested, delivered or sent on the date of the facsimile, addressed as
     follows:
         

        
               (a)  If to the Operating Partnership:

                    ________________________________
                    ________________________________
                    ________________________________

               (b)  If to the Investing Partnership:

                    ________________________________
                    ________________________________
                    ________________________________

               (c)  If to J&B:

                    J&B Management Company
                    One Executive Drive
                    Fort Lee, New Jersey  07024
                    Facsimile Number:  (201) 947-6663
                    Attention:  Bernard M. Rodin

               With a copy to:

                    Reid & Priest
                    40 West 57th Street
                    New York, New York  10019
                    Facsimile Number:  (212) 603-2298
                    Attention:  Michele R. Jawin, Esq.

               If to Bank:

                    The Bank of New York
                    101 Barclay Street
                    New York, New York  10286
                    Facsimile Number:  (212) 815-5999
                    Attention:  Harley Jeanty,
                                   Corporate Trust
                                   Trustee Administration
         

        
     or at such other address as a party shall have last furnished to the other
     parties hereto in writing.  Any notice provided for herein shall be deemed
     to have been given on the date of the receipt of the notice by hand
     delivery or of the facsimile or the third Business Day after the date of
     mailing, certified mail, return receipt requested.
         

        
               Section 10.  Choice of Law.  This Consent, Assignment and
                            ------------- 
     Agreement shall be governed by the laws of the State of New York without
     giving effect to the principles of conflicts of law thereof.
         

        
               Section 11.  Successors.  This Consent, Assignment and Agreement
                            ---------- 
     shall be binding upon and inure to the benefit of the parties hereto and
     their respective successors and permitted assigns.
         

        
               Section 12.  Counterparts.  This Consent, Assignment and
                            ------------
     Agreement may be executed in any number of counterparts, each of which
     shall be an original, but all of which together shall constitute one
     instrument.
         

        
               Section 13.  Definitions.  All terms used in this Consent,
                            -----------
     Assignment and Agreement and not otherwise defined herein shall have the
     meanings ascribed to them in the Bank Agreement.
         

        
               IN WITNESS WHEREOF, the parties hereto have executed this
     Consent, Assignment and Agreement as of the date first above written.


                                   [Name of Investing Partnership]


                                   By:____________________________


                                   [Name of Investing Partnership]

                                   By:____________________________


                                   J&B MANAGEMENT COMPANY

                                   By:____________________________
                                      Title:


                                   THE BANK OF NEW YORK

                                   By:____________________________
                                      Title:
         

     <PAGE>

        
                                                          EXHIBIT D 
                                                  TO BANK AGREEMENT


                              SUMMARY OF INVESTOR NOTES
                               ------------------------

                               INVESTOR       INVESTOR      INVESTOR    INVESTOR
                                NOTES           NOTES         NOTES       NOTES
                               MATURING       MATURING      MATURING    MATURING
                                 1995           1996          1997        1998

     INVESTING PARTNERSHIP

     SOUTH FLORIDA ASSOCIATES   $225,000      $225,000      $225,000    $182,000

     EWING ASSOCIATES            336,000       330,000       330,000     348,000

     SOUTH DADE ASSOCIATES       247,000       253,000       258,500     235,000
                                --------      --------      --------    --------

     TOTAL                      $808,500      $808,000      $813,500    $765,000
                                ========      ========      ========    ========
         


        
                               INVESTOR       INVESTOR
                                 NOTES          NOTES
                               MATURING       MATURING
                                 1999           2000          TOTAL

     INVESTING PARTNERSHIP

     SOUTH FLORIDA ASSOCIATES   $186,000           ___    $1,043,000

     EWING ASSOCIATES            319,000      $319,000     1,982,000

     SOUTH DADE ASSOCIATES       211,500       188,000     1,393,500
                                --------      --------    ----------

     TOTAL                      $716,500      $507,000    $4,418,500
                                ========      ========    ==========
         





                                                         Exhibit 23.2


          INDEPENDENT AUDITORS' CONSENT

          We consent to the use in this Amendment No. 1 to the Registration 
          Statement of Grand Court Lifestyles, Inc. on Form S-1 of our 
          report dated April 26, 1996, except for Note 11 which is as of 
          June 11, 1996, appearing in the Prospectus, which is part of this 
          Amendment No. 1 to the Registration Statement.

          We also consent to the reference to us under the heading
          "Experts" in such Prospectus.


          /s/ Deloitte & Touche LLP

          DELOITTE & TOUCHE LLP
          New York, New York
          July 3, 1996



<TABLE> <S> <C>

<ARTICLE> 5
<LEGEND>
THIS SCHEDULE CONTAINS SUMMARY FINANCIAL INFORMATION EXTRACTED FROM
CONSOLIDATED BALANCE SHEETS, STATEMENTS OF OPERATIONS, STATEMENTS OF 
CHANGES IN STOCKHOLDERS' EQUITY AND STATEMENTS OF CASH FLOWS AND IS 
QUALIFIED IN ITS ENTIRETY BY REFERENCE TO SUCH FINANCIAL STATEMENTS.
<MULTIPLIER> 1,000
       
<S>                             <C>
<PERIOD-TYPE>                   3-MOS
<FISCAL-YEAR-END>                          JAN-31-1997
<PERIOD-END>                               APR-30-1996
<CASH>                                          12,414
<SECURITIES>                                         0
<RECEIVABLES>                                  228,974
<ALLOWANCES>                                    13,000
<INVENTORY>                                          0
<CURRENT-ASSETS>                                     0
<PP&E>                                               0
<DEPRECIATION>                                       0
<TOTAL-ASSETS>                                 246,069
<CURRENT-LIABILITIES>                                0
<BONDS>                                              0
                                0
                                          0
<COMMON>                                             1
<OTHER-SE>                                      37,714
<TOTAL-LIABILITY-AND-EQUITY>                   246,069
<SALES>                                         10,776
<TOTAL-REVENUES>                                16,889
<CGS>                                            4,985
<TOTAL-COSTS>                                    1,797
<OTHER-EXPENSES>                                 3,126
<LOSS-PROVISION>                                     0
<INTEREST-EXPENSE>                               4,028
<INCOME-PRETAX>                                  2,953
<INCOME-TAX>                                     1,181
<INCOME-CONTINUING>                              1,772
<DISCONTINUED>                                       0
<EXTRAORDINARY>                                      0
<CHANGES>                                            0
<NET-INCOME>                                     1,772
<EPS-PRIMARY>                                      .18
<EPS-DILUTED>                                      .18
        

</TABLE>


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