[Maxus Properties Letterhead]


Via Fax 612-359-5858
and Regular Mail


May 3, 2000

Mr. Bradley J. Schafer
SCHAFERICHARDSON, Inc.
530 Ford Centre
420 North Fifth Street
Minneapolis, MN  55401

RE:  Cobblestone Court Sale Agreement

Dear Brad:

The purpose of this letter is to set forth a second amendment to the Cobblestone
Court Shopping Center Sale Agreement  dated January 28, 2000 (the  "Agreement"),
between  Nooney Real  Property  Investors - Four,  L.P. (now known as Maxus Real
Property  Investors  Four,  L.P. - "Seller")  and  Farrington  Properties,  Inc.
("Buyer").

Buyer and Seller agree as follows:

         1. The initial  closing date set forth in Paragraph 8 of the  Agreement
was March 28, 2000. By letter  agreement  dated March 29, 2000, the closing date
for the  transaction  was extended to May 15, 2000, and the  transaction has not
closed.

         2. The closing date will be extended from May 15, 2000 to May 22, 2000.
Seller agrees to pay an extension fee of $8,750  ($1,250 per day) at closing for
the extended closing date. Buyer  acknowledges that the closing date will not be
extended past May 22, 2000.

All other terms and conditions of the Agreement remain in full force and affect.





                    1100 Main, Suite 2100 Kansas City, 64105
       806-421-4670 P.O. Box 26730 Kansas City, MO 64198 FAX 816-221-1829




May 3, 2000
Bradley J. Schafer
Page 2


If the terms and  conditions of this  amendment are  acceptable,  acknowledge as
such by signing below and returning to me.

Sincerely,


/s/ Daniel W. Pishny
Daniel W. Pishny
President


AGREED BY

Maxus Real Property Investors-Four, L.P.     Farrington Properties, Inc.



/s/ Daniel W. Pishny                         /s/ Bradley J. Schafer
Daniel W. Pishny                             Bradley J. Schafer
President of Maxus Capital Corp,             SCHAFERICHARDSON, INC.
General Partner                              Managing Agent for Farrington
                                             Properties, Inc.