Exhibit (a)(4)


                       Form of Letter to Limited Partners




                   Maxus Real Property Investors - Four, L.P.
                                 104 Armour Road
                        North Kansas City, Missouri 64116

                                 April 20, 2001

To our Limited Partners:

   Enclosed  for your review is an Offer to Purchase  your  limited  partnership
units in Maxus Real Property  Investors-Four,  L.P. (the "Partnership").  Please
read all of the  enclosed  material  carefully  before  deciding  to tender your
units.

We invite your attention to the following:

   o This Offer is being made to all limited partners.

   o Up to 2,025 units may be purchased by the  Partnership.  If more than 2,025
     units are tendered,  the Partnership may decide to purchase more than 2,025
     units or the  Partnership may decide to purchase less than all of the units
     tendered on a pro rata basis.

   o The Offer will expire at 12:00 midnight,  Eastern  Standard Time on June 5,
     2001, unless the Offer is extended.

   After reading the Offer to Purchase (white), if you wish to tender any or all
of your units,  complete and return to Maxus Real Property  Investor-Four,  L.P.
before June 5, 2001, the following:

   (1) the Letter of Transmittal (yellow); and

   (2) the Substitute Form W-9 (green).

                    MAXUS REAL PROPERTY INVESTORS-FOUR, L.P.
                            ATTN: CHRISTINE ROBINSON
                                 104 ARMOUR ROAD
                        NORTH KANSAS CITY, MISSOURI 64116

                For additional information, call: (816) 303-4500