0000711642-12-000079.txt : 20120330 0000711642-12-000079.hdr.sgml : 20120330 20120330152738 ACCESSION NUMBER: 0000711642-12-000079 CONFORMED SUBMISSION TYPE: 10-K PUBLIC DOCUMENT COUNT: 10 CONFORMED PERIOD OF REPORT: 20111231 FILED AS OF DATE: 20120330 DATE AS OF CHANGE: 20120330 FILER: COMPANY DATA: COMPANY CONFORMED NAME: NATIONAL TAX CREDIT PARTNERS L P CENTRAL INDEX KEY: 0000847415 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE OPERATORS (NO DEVELOPERS) & LESSORS [6510] IRS NUMBER: 954205231 STATE OF INCORPORATION: CA FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 10-K SEC ACT: 1934 Act SEC FILE NUMBER: 000-18541 FILM NUMBER: 12728767 BUSINESS ADDRESS: STREET 1: 9090 WILSHIRE BLVD STE 201 STREET 2: C/O NAT'L PARTNERSHIP INVESTMENTS CORP CITY: BEVERLY HILLS STATE: CA ZIP: 90211 BUSINESS PHONE: 2132782191 MAIL ADDRESS: STREET 1: 9090 WILSHIRE BLVD STREET 2: SUITE 201 CITY: BEVERLY HILLS STATE: CA ZIP: 90211 10-K 1 ntcp1211_10k.htm FORM 10-K

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, DC  20549

 

Form 10-K

(Mark One)

[X]   ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

 

For the fiscal year ended December 31, 2011

 

or

 

[ ]   TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

 

For the transition period from _________to _________

 

Commission file number 0-18541

 

NATIONAL TAX CREDIT PARTNERS, L.P.

(Exact name of registrant as specified in its charter)

 

California

95-3906167

(State or other jurisdiction of

(I.R.S. Employer

incorporation or organization)

 Identification No.)

 

80 International Drive, PO Box 1089

Greenville, South Carolina 29602

(Address of principal executive offices)

 

Registrant's telephone number, including area code (864) 239-1000

 

Securities registered pursuant to Section 12(b) of the Act:

 

None

 

Securities registered pursuant to Section 12(g) of the Act:

 

Limited Partnership Units

(Title of class)

 

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act. Yes [ ] No [X]

 

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act. Yes [ ] No [X]

 

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes [X] No [ ]

 

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files). [X] Yes  [ ] No

 

Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K (229.405 of this chapter) is not contained herein, and will not be contained, to the best of the registrant's knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K. [X]

 

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of “large accelerated filer”, “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act.

 

Large accelerated filer £

Accelerated filer £

Non-accelerated filer £(Do not check if a

smaller reporting company)

Smaller reporting company S

 

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Act). Yes [ ] No [X]

 

State the aggregate market value of the voting and non-voting partnership interests held by non-affiliates computed by reference to the price at which the partnership interests were last sold, or the average bid and asked price of such partnership interests as the last business day of the registrant’s most recently completed second fiscal quarter.  No market exists for the limited partnership interests of the Registrant, and, therefore, no aggregate market value can be determined.

 

DOCUMENTS INCORPORATED BY REFERENCE

None

FORWARD-LOOKING STATEMENTS

 

The Private Securities Litigation Reform Act of 1995 provides a “safe harbor” for forward-looking statements in certain circumstances. Certain information included in this Annual Report contains or may contain information that is forward-looking within the meaning of the federal securities laws. Actual results may differ materially from those described in these forward-looking statements and, in addition, will be affected by a variety of risks and factors, some of which are beyond the Partnership’s control, including, without limitation: financing risks, including the availability and cost of financing and the risk that the Partnership’s cash flows from operations may be insufficient to meet required payments of principal and interest;  national and local economic conditions, including the pace of job growth and the level of unemployment; the terms of governmental regulations that affect the Partnership and its investment in Local Partnerships and interpretations of those regulations; the competitive environment in which the Partnership operates; real estate risks, including fluctuations in real estate values and the general economic climate in local markets and competition for residents in such markets;  litigation, including costs associated with prosecuting or defending claims and any adverse outcomes; and possible environmental liabilities, including costs, fines or penalties that may be incurred due to necessary remediation of contamination of properties presently owned or previously owned by the Local Partnerships in which the Partnership has invested. Readers should carefully review the Partnership’s financial statements and the notes thereto, as well as the other documents the Partnership files from time to time with the Securities and Exchange Commission.

 

                                       PART I

 

Item 1.     Business.

 

National Tax Credit Partners, L.P. ("NTCP" or the "Partnership") is a limited partnership formed under the laws of the State of California on March 7, 1989.  The Partnership was formed to invest primarily in other limited partnerships (the "Local Partnerships") which own or lease and operate multifamily housing complexes that are eligible for low-income housing tax credits, or in certain cases, historic rehabilitation tax credits (“Tax Credits”).  The general partner of the Partnership (the “General Partner”) is National Partnership Investments Corp. (“NAPICO”), a California corporation.  The business of the Partnership is conducted primarily by NAPICO. The General Partner is a subsidiary of Apartment Investment and Management Company (“Aimco”), a publicly traded real estate investment trust.

 

On January 31, 2012, an affiliate of the General Partner entered into a management agreement with a third party management services company for the management of a portfolio of approximately 147 properties with 10,184 units held by entities, including the Partnership, in which Aimco and its affiliates have minority limited and general partner interests. On January 31, 2012, an affiliate of the General Partner also entered into an option agreement with the management services company pursuant to which it granted the company the exclusive option, for a period ending on December 27, 2013, to purchase the minority interests in the portfolio held by Aimco and its affiliates. Aimco expects the sale of such interests to be completed later this year, pending the satisfaction of certain closing conditions.

 

The Partnership originally registered 14,000 units, consisting of 28,000 Limited Partnership Interests ("LPI"), and warrants to purchase a maximum of 14,000 Additional Limited Partnership Interests ("ALPI").  The term of the offering expired in June 1990, at which date the Partnership raised $59,749,000 from the sale of 16,336 LPI and warrants representing 7,563 ALPI. The Partnership shall continue in full force and effect until December 31, 2029, unless terminated prior to that, pursuant to the partnership agreement or law.

 

In general, an owner of a low-income housing apartment complex ("Apartment Complex") is entitled to receive Housing Tax Credits in each year of a ten-year period (the "Credit Period").  The Apartment Complex is subject to a 15-year compliance period (the "Compliance Period") to preserve the Housing Tax Credits.  In addition to the Housing Tax Credits, tax credits are available for certain rehabilitation expenditures incurred in improving certified historic structures ("Historic Tax Credits", and together with Housing Tax Credits are referred to as "Tax Credits").  Tax Credits are available to the Limited Partners to reduce their Federal income tax liability.  The ability of a Limited Partner to utilize Tax Credits or allocated losses may be restricted by the passive activity loss limitation and the general business tax credit limitation rules.  NTCP invested in Local Partnerships that each own an Apartment Complex that was eligible for (i) Housing Tax Credits or (ii) in certain cases, Historic Tax Credits and, in some cases, both.  Several of the Local Partnerships also benefit from government programs promoting low or moderate income housing.

 

The Apartment Complexes owned by the Local Partnerships in which NTCP has invested were developed by the local operating general partners (the “Local Operating General Partners”) who acquired the sites and applied for applicable mortgages and subsidies, if any.  NTCP became the principal limited partner in these Local Partnerships pursuant to arm's-length negotiations with the Local Operating General Partners.  As a limited partner, NTCP's liability for obligations of the Local Partnership is generally limited to its investment.  The Local Operating General Partner of the Local Partnership retains responsibility for developing, constructing, maintaining, operating and managing the Apartment Complex.  Under certain circumstances, an affiliate of NAPICO or NTCP may act as the Local Operating General Partner.  An affiliate, National Tax Credit Inc. ("NTC") or another affiliate, is acting as a non-managing, administrative general partner or special limited partner of each Local Partnership.

 

The Partnership does not have any employees. Services are performed for the Partnership by the General Partner and agents retained by the General Partner.

 

A further description of the Partnership's business is included in "Item 7. Management's Discussion and Analysis of Financial Condition and Results of Operations" included in this Form 10-K.

 

Item 1A.    Risk Factors.

 

Not applicable.

 

Item 2.     Properties. 

 

The following is a schedule of the occupancy status as of December 31, 2011 and 2010, of the Apartment Complexes owned by Local Partnerships in which NTCP is a limited partner.

 

                    SCHEDULE OF PROJECTS OWNED BY LOCAL PARTNERSHIPS

                            IN WHICH NTCP HAS AN INVESTMENT

                                   DECEMBER 31, 2011

 

 

 

Units

 

 

 

 

Authorized For

Percentage of

Percentage of

 

 

Rental

Total Units

Total Units

 

No. of

Assistance Under

Occupied

Occupied

Name and Location

Units

Section 8 (A)

2011

2010

 

 

 

 

 

Glenark

 

 

 

 

Woonsocket, RI

 67

 --

  98%

100%

 

 

 

 

 

Grand Meadows

 

 

 

 

Grand Blanc, MI

 64

 --

 90%

 98%

 

 

 

 

 

SummitI – Wallace

 

 

 

 

Philadelphia, PA

 17

 --

 (B)

 (B)

 

 

 

 

 

Summit II – Bergdoll

 

 

 

 

Philadelphia, PA

  9

 --

 (B)

 (B)

 

 

 

 

 

Summit III – Chandler

 

 

 

 

Philadelphia, PA

 25

 --

 (B)

 (B)

 

 

 

 

 

TOTAL

182

 --

 

 

 

(A)           Section 8 of Title II of the Housing and Community Development Act of 1974.

(B)           Information is not available.

 

Ownership Percentages

 

The following table details the Partnership ownership percentages of the Local Partnerships and the cost of acquisition of such ownership. All interests are limited partner interests. Also included is the total mortgage encumbrance on each property for each of the Local Partnerships as of December 31, 2011.

 

 

 

Original

 

 

 

Cost of

 

 

NTCP Percentage

Ownership

Mortgage

Partnership Name

Interest

Interest

Notes

 

 

(in thousands)

Glenark Associates, LP

5%

 $ 3,200

$    (A)

Grand Meadows II LDHA LP

98.90%

   1,585

  1,549

Art Museum – Wallace

99%

   1,550

     (A)

Art Museum – Bergdoll

99%

     603

     (A)

Art Museum - Chandler

99%

   1,985

     (A)

Total – December 31, 2011

 

 $ 8,923

$ 1,549

 

(A)   Information is not available.

 

PART II

 

Item 5.     Market for the Registrant's Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities.

 

The Limited Partnership Interests are not traded on a public exchange but were sold through a public offering managed by PaineWebber Incorporated.  It is not anticipated that any active public market will develop for the purchase and sale of any Limited Partnership Interest, therefore an investor may be unable to sell or otherwise dispose of his or her interest in the Partnership.  Limited Partnership Interests may not be transferred but can be assigned only if certain requirements in the Partnership Agreement are satisfied.  At December 31, 2011, there were 3,056 registered holders of 23,596 Limited Partnership Interests in NTCP. The Partnership was not designed to provide cash distributions to Limited Partners in circumstances other than refinancing or disposition of its investments in Local Partnerships and then such distributions, if any, may be limited. Distributions have not been made from the inception of the Partnership to December 31, 2011.

 

Aimco and its affiliates owned 437 limited partnership interests in the Partnership representing 1.85% of the outstanding interests at December 31, 2011. It is possible that Aimco or its affiliates will acquire additional limited partnership interests in the Partnership in exchange for cash or a combination of cash and units in AIMCO Properties, L.P., the operating partnership of Aimco, either through private purchases or tender offers. Pursuant to the Partnership Agreement, unitholders holding a majority of the limited partnership interests are entitled to take action with respect to a variety of matters, that include, but are not limited to, voting on certain amendments to the Partnership Agreement and voting to remove the General Partner. Although the General Partner owes fiduciary duties to the limited partners of the Partnership, the General Partner also owes fiduciary duties to Aimco as its sole stockholder. As a result, the duties of the General Partner, as general partner, to the Partnership and its limited partners may come into conflict with the duties of the General Partner to Aimco as its sole stockholder.

 

Item 6.     Selected Financial Data.

 

Not applicable.

 

Item 7.     Management's Discussion and Analysis of Financial Condition and Results of Operations.

 

This item should be read in conjunction with the financial statements and other items contained elsewhere in this report.

 

The General Partner monitors developments in the area of legal and regulatory compliance.

 

Liquidity and Capital Resources

 

The Partnership’s primary source of funds is the receipt of distributions from Local Partnerships in which the Partnership has invested. It is not expected that any of the Local Partnerships in which the Partnership invested will generate cash from operations sufficient to provide distributions to the Limited Partners. Such cash from operations, if any, would first be used to meet operating expenses of the Partnership. The Partnership's investments are not readily marketable and may be affected by adverse general economic conditions which, in turn, could substantially increase the risk of operating losses for the Apartment Complexes, the Local Partnerships and the Partnership.  These problems may result from a number of factors, many of which cannot be controlled by the General Partner. In order to replenish the Partnership's cash reserves, the Partnership intends to generate additional cash from sales and refinancings of certain properties owned by Local Partnerships and through sales of the Partnership’s limited partner interests in Local Partnerships.

 

As of December 31, 2011 and 2010, the Partnership had cash and cash equivalents of approximately $110,000 and $135,000, respectively. The decrease in cash and cash equivalents of approximately $25,000 is due to approximately $356,000 of cash used in operating activities, partially offset by approximately $331,000 of cash provided by investing activities. Cash provided by investing activities consisted of proceeds from the sales of limited partnership interests in Local Partnerships.

 

The General Partner is not obligated to advance funds to the Partnership for operations or to fund Partnership advances to Local Partnerships, but may voluntarily do so from time to time. Accordingly during the year ended December 31, 2010, an affiliate of the General Partner advanced the Partnership approximately $63,000 to fund partnership operating expenses. The advances bore interest at prime plus 2% and incurred interest expense of approximately $3,000 for the year ended December 31, 2010, which is included in general and administrative expenses. During the year ended December 31, 2010, the Partnership repaid all outstanding advances and associated accrued interest of approximately $90,000 from a distribution received from the sale of the investment property owned by Tyrone Elderly. There were no advances during the year ended December 31, 2011. The Partnership may receive additional advances of funds from AIMCO Properties, L.P., although AIMCO Properties, L.P. is not obligated to provide such advances.  For more information on AIMCO Properties, L.P., including copies of its audited balance sheet, please see its reports filed with the Securities and Exchange Commission.

 

Distributions from the Local Partnerships are accounted for as a reduction of the investment balance until the investment balance is reduced to zero. When the investment balance has been reduced to zero, subsequent distributions received are recognized as income. During the year ended December 31, 2011 the Partnership received operating distributions of approximately $60,000 from four Local Partnerships in which it does not have an investment balance, which were recognized as income. During the year ended December 31, 2010, the Partnership received operating distributions of approximately $57,000 from three Local Partnerships in which it does not have an investment balance, which were recognized as income. During the year ended December 31, 2010, the Partnership received an operating distribution of approximately $15,000 from one Local Partnership in which it did have an investment balance, which was recognized as a reduction of the Partnership’s investment balance. The Partnership also received distributions of approximately $247,000 from the same Local Partnership during the year ended December 31, 2010, from the sale of the Local Partnership’s investment property in August 2010, of which approximately $201,000 was recognized as a reduction of the Partnership’s investment balance and approximately $46,000 was recognized as income.

 

The Partnership does not have the ability to assess Limited Partners for additional capital contributions to provide capital if needed by the Partnership or Local Partnerships.  Accordingly, if circumstances arise that cause the Local Partnerships to require capital in addition to that contributed by the Partnership and any equity of the local general partners, the only sources from which such capital needs will be able to be satisfied (other than the limited reserves available at the Partnership level) will be (i) third-party debt financing (which may not be available if, as expected, the Apartment Complexes owned by the Local Partnerships are already substantially leveraged), (ii) other equity sources (which could adversely affect the Partnership's interest in operating cash flow and/or proceeds of sale or refinancing of the Apartment Complexes and possibly even result in adverse tax consequences to the Limited Partners), or (iii) the sale or disposition of Apartment Complexes.  There can be no assurance that any of such sources would be readily available in sufficient proportions to fund the capital requirements of the Local Partnerships.  If such sources are not available, the Local Partnerships would risk foreclosure on their Apartment Complexes if they were unable to renegotiate the terms of their first mortgages and any other debt secured by the Apartment Complexes, which would have significant adverse tax consequences to the Limited Partners.

 

Results of Operations

 

The Partnership, as a limited partner, does not have a contractual relationship with the Local Partnerships or exercise control over the activities and operations, including refinancing or selling decisions of the Local Partnerships that would require or allow for consolidation.  Accordingly, the Partnership accounts for its investment in the Local Partnerships using the equity method.  Thus the individual investments are carried at cost plus the Partnership’s share of the Local Partnership’s profits less the Partnership’s share of the Local Partnership’s losses, distributions and impairment charges.  However, since the Partnership is not legally liable for the obligations of the Local Partnerships, and is not otherwise committed to providing additional support to them, it does not recognize losses once its investment in each of the Local Partnerships reaches zero. Distributions from the Local Partnerships are accounted for as a reduction of the investment balances until the investment balance is reduced to zero. Subsequent distributions received are recognized as income in the statements of operations. During the year ended December 31, 2011 the Partnership received operating distributions of approximately $60,000 from four Local Partnerships in which it does not have an investment balance, which were recognized as income. During the year ended December 31, 2010, the Partnership received operating distributions of approximately $57,000 from three Local Partnerships in which it does not have an investment balance, which were recognized as income. During the year ended December 31, 2010, the Partnership received an operating distribution of approximately $15,000 from one Local Partnership in which it did have an investment balance, which was recognized as a reduction of the Partnership’s investment balance. The Partnership also received distributions of approximately $247,000 from the same Local Partnership during the year ended December 31, 2010, from the sale of the Local Partnership’s investment property in August 2010, of which approximately $201,000 was recognized as a reduction of the Partnership’s investment balance and approximately $46,000 was recognized as income. For those investments where the Partnership has determined that the carrying value of its investments approximates the estimated fair value of those investments, the Partnership’s policy is to recognize equity in income of the Local Partnerships only to the extent of distributions received, and amortization of acquisition costs from those Local Partnerships. During the year ended December 31, 2010, the Partnership recognized equity in loss and amortization of acquisition costs of approximately $32,000, from one Local Partnership, Tyrone Elderly. The investment property owned by Tyrone Elderly was sold August 25, 2010. There was no equity in loss and amortization of acquisition costs recognized during the year ended December 31, 2011.

 

At times, advances are made to Local Partnerships. Advances made by the Partnership to the individual Local Partnerships are considered part of the Partnership's investment in limited partnerships.  Advances made to Local Partnerships for which the investment has been reduced to zero are charged to expense. There were no advances from the Partnership to the Local Partnerships during the years ended December 31, 2011 and 2010. While not obligated to make any advances to any of the Local Partnerships, the Partnership may make advances in order to protect its economic investment in the Local Partnerships. During the year ended December 31, 2010, the Partnership received repayment of an advance of approximately $3,000 from one Local Partnership, Tyrone Elderly. The repayment of advance was recognized as income on the statements of operations. No advances were repaid by Local Partnerships during the year ended December 31, 2011.

 

As of December 31, 2011 and 2010, the investment balance in the five and nine Local Partnerships, respectively, had been reduced to zero.

 

The Partnership’s net income for the year ended December 31, 2011 was approximately $94,000, compared to a net loss of approximately $374,000 for the year ended December 31, 2010. The increase in net income was due to increases in gain on sales of limited partnership interests in Local Partnerships, decreases in total operating expenses, equity in loss of Local Partnerships and amortization of acquisition costs and the recognition of an impairment loss in 2010, partially offset by a decrease in return of advances to Local Partnerships recognized as income and distributions from Local Partnerships.

 

An annual management fee is payable to the General Partner and is calculated at 0.5 percent of the original invested assets of the remaining partnerships. The management fee represents the annual recurring fee which will be paid to the General Partner for its continuing management of the Partnership's affairs. Management fees were approximately $162,000 and $187,000 for the years ended December 31, 2011 and 2010, respectively. The decrease in management fees is due to the sales of limited partnership interests in two Local Partnerships, Grinnell Park and North Liberty in 2010 and the sale of the investment property owned by Tyrone Elderly in 2010.

 

Operating expenses, exclusive of the management fee, consist of legal and accounting fees for services rendered to the Partnership and general and administrative expenses. For the years ended December 31, 2011 and 2010, legal and accounting fees were approximately $70,000 and $72,000, respectively, and general and administrative expenses were approximately $65,000 and $85,000, respectively. The decrease in general and administrative expenses is primarily due to a decrease in the cost of services included in the management reimbursements paid to the General Partner as allowed under the Partnership Agreement and a decrease in interest expense incurred on advances.

 

Because of (i) the nature of the Apartment Complexes, (ii) the difficulty of predicting the resale market for low-income housing in the future, and (iii) the inability of the Partnership to directly cause the sale of Apartment Complexes by local general partners, but generally only to require such local general partners to use their respective best efforts to find a purchaser for the Apartment Complexes it is not possible at this time to predict whether the liquidation of substantially all of the Partnership’s assets and the disposition of the proceeds, if any, in accordance with the Partnership Agreement will be able to be accomplished promptly. If a Local Partnership is unable to sell an Apartment Complex, it is anticipated that the local general partner will either continue to operate such Apartment Complex or take such other actions as the local general partner believes to be in the best interest of the Local Partnership.

 

The Partnership, as a limited partner in the Local Partnerships in which it has invested, is subject to the risks incident to the management and ownership of improved real estate.  The Partnership's investments are also subject to adverse general economic conditions, and accordingly, the status of the national economy, including substantial unemployment and concurrent inflation, could increase vacancy levels, rental payment defaults, and operating expenses, which in turn, could substantially increase the risk of operating losses for the Apartment Complexes.

 

Blue Lake

 

In 2003, the property owned by Blue Lake was sold without the consent or knowledge of the Partnership and without the requisite recapture bond. The Partnership filed an action against the Local Operating General Partner of the Local Partnership in 2003. Trial was scheduled for May 2008, however, the matter was settled prior to the trial date.  The terms of the settlement agreement include a payment of $300,000 to be paid in quarterly installments. The first installment of $100,000 was received in July 2008 and was recognized as other income during the year ended December 31, 2008.  The remaining installments of $50,000 each were due on a quarterly basis beginning September 30, 2008. On October 23, 2008, the Partnership obtained a judgment for approximately $1,000,000 against the Local Operating General Partner of the Local Partnership as a result of the unpaid September 30, 2008 installment. The Partnership is taking action to collect the judgment. The Partnership had no investment in the Blue Lake Local Partnership at December 31, 2011 and 2010. Under the terms of the Partnership Agreement, neither the Partnership nor the General Partner is subject to a liability to the limited partners of the Partnership for the amounts of Tax Credits at risk of recapture as a result of the recapture bond not being obtained at the time of the sale of the property. The limited partners will be responsible for any tax credit recapture liability on their respective income tax returns.

 

Grinnell Park and North Liberty

 

On January 22, 2010, the Partnership sold its limited partnership interests in two Local Partnerships, Grinnell Park Apartments and North Liberty Park, LP Apartments (“Grinnell Park” and “North Liberty”, respectively) for a total sales price of $16,000, which was recognized as gain from sales of limited partnership interests in Local Partnerships during the year ended December 31, 2010. The Partnership’s investment balance in both Grinnell Park and North Liberty was zero at December 31, 2011 and 2010.

 

Tyrone Elderly

 

On August 25, 2010, a Local Partnership, Tyrone Elderly Limited Partnership (“Tyrone Elderly”), sold its investment property to a third party for a total sales price of approximately $2,800,000. The mortgage was assumed by the buyer. The Partnership received distributions of approximately $247,000 from the sale proceeds, of which approximately $201,000 was recognized as a reduction of investment balance and approximately $46,000 was recognized as income during the year ended December 31, 2010. Prior to the sale, the Partnership determined that the carrying amount of its limited partnership investment in Tyrone Elderly exceeded the estimated distribution the Partnership expected to receive from the sale and recognized an impairment loss of $120,000 during the year ended December 31, 2010. The Partnership also recognized equity in loss and amortization of acquisition costs of approximately $32,000 from Tyrone Elderly during the year ended December 31, 2010. The Partnership’s investment balance in Tyrone Elderly was zero at December 31, 2011 and 2010.

 

Rolling Hills

 

On May 25, 2011, the Partnership sold its limited partnership interest in Rolling Hills Apartments, LP, a Local Partnership, for a sales price of $300,000, which was recognized as gain from sales of limited partnership interests in Local Partnerships during the year ended December 31, 2011. The Partnership’s investment balance in Rolling Hills was zero at December 31, 2011 and 2010.

 

Apple Tree and Kimberly Court

 

On June 7, 2011, the Partnership sold its limited partnership interest in two Local Partnerships, Apple Tree Associates and Kimberly Court Associates (“Apple Tree” and “Kimberly Court”, respectively) for a total sales price of $6,000, which was recognized as gain from sales of limited partnership interests in Local Partnerships during the year ended December 31, 2011. The Partnership’s investment balance in both Apple Tree and Kimberly Court was zero at December 31, 2011 and 2010.

 

Torres del Plata I

 

On June 15, 2011, the Partnership sold its limited partnership interest in Torres del Plata I LP, a Local Partnership, for a sales price of approximately $25,000, which was recognized as gain from sales of limited partnership interests in Local Partnerships during the year ended December 31, 2011. The Partnership’s investment balance in Torres del Plata I was zero at December 31, 2011 and 2010.

 

Off-Balance Sheet Arrangements

 

The Partnership owns limited partnership interests in unconsolidated Local Partnerships, in which the Partnership’s ownership percentage ranges from 5% to 99%. However, based on the provisions of the relevant partnership agreements, the Partnership, as a limited partner, does not have a contractual relationship with the Local Partnerships that would require or allow for consolidation under accounting principles generally accepted in the United States (see “Note 1 – Organization and Summary of Significant Accounting Policies” of the financial statements in “Item 8. Financial Statements and Supplementary Data”).  There are no lines of credit, side agreements or any other derivative financial instruments between the Local Partnerships and the Partnership.  Accordingly the Partnership’s maximum risk of loss related to these unconsolidated Local Partnerships is limited to the recorded investments in and receivables from the Local Partnerships.  See “Note 2 – Investments in and Advances to Local Partnerships” of the financial statements in “Item 8. Financial Statements and Supplementary Data” for additional information about the Partnership’s investments in unconsolidated Local Partnerships.

 

Variable Interest Entities

 

The Partnership consolidates any variable interest entities in which the Partnership holds a variable interest and is the primary beneficiary.Generally, a variable interest entity, or VIE, is an entity with one or more of the following characteristics: (a) the total equity investment at risk is not sufficient to permit the entity to finance its activities without additional subordinated financial support; (b) as a group the holders of the equity investment at risk lack (i) the ability to make decisions about an entity’s activities through voting or similar rights, (ii) the obligation to absorb the expected losses of the entity, or (iii) the right to receive the expected residual returns of the entity; or (c) the equity investors have voting rights that are not proportional to their economic interests and substantially all of the entity’s activities either involve, or are conducted on behalf of, an investor that has disproportionately few voting rights.  The primary beneficiary of a VIE is generally the entity that has (a) the power to direct the activities of the VIE that most significantly impact the VIE’s economic performance, and (b) the obligation to absorb losses or the right to receive benefits that could potentially be significant to the VIE.

 

In determining whether it is the primary beneficiary of a VIE, the Partnership considers qualitative and quantitative factors, including, but not limited to: which activities most significantly impact the VIE’s economic performance and which party controls such activities; the amount and characteristics of the Partnership’s investment; the obligation or likelihood for the Partnership or other investors to provide financial support; and the similarity with and significance to the business activities of the Partnership and the other investors.  Significant judgments related to these determinations include estimates about the current and future fair values and performance of real estate held by these VIEs and general market conditions.

 

At December 31, 2011 and 2010, the Partnership holds variable interests in five and nine VIEs, respectively, for which the Partnership is not the primary beneficiary. The Partnership has concluded, based on its qualitative consideration of the partnership agreement, the partnership structure and the role of the general partner in each of the Local Partnerships, that the general partner of each of the Local Partnerships is the primary beneficiary of the respective Local Partnership. In making this determination, the Partnership considered the following factors:

 

·         the general partners conduct and manage the business of the Local Partnerships;

·         the general partners have the responsibility for and sole discretion over selecting a property management agent for the Local Partnerships’ underlying real estate properties;

·         the general partners are responsible for approving operating and capital budgets for the properties owned by the Local Partnerships;

·         the general partners are obligated to fund any recourse obligations of the Local Partnerships;

·         the general partners are authorized to borrow funds on behalf of the Local Partnerships; and

·         the Partnership, as a limited partner in each of the Local Partnerships, does not have the ability to direct or otherwise significantly influence the activities of the Local Partnerships that most significantly impact such entities’ economic performance.

 

The five VIEs at December 31, 2011 consist of Local Partnerships that are directly engaged in the ownership and management of five apartment properties with a total of 182 units. The Partnership is involved with those VIEs as a non-controlling limited partner equity holder. The Partnership’s maximum exposure to loss as a result of its involvement with the unconsolidated VIEs is limited to the Partnership’s recorded investments in and receivables from these VIEs, which was zero at December 31, 2011 and 2010. The Partnership may be subject to additional losses to the extent of any financial support that the Partnership voluntarily provides in the future.

 

Critical Accounting Policies and Estimates

 

A summary of the Partnership’s significant accounting policies is included in "Note 1 – Organization and Summary of Significant Accounting Policies" which is included in the financial statements in "Item 8. Financial Statements and Supplementary Data".  The General Partner believes that the consistent application of these policies enables the Partnership to provide readers of the financial statements with useful and reliable information about the Partnership’s operating results and financial condition.  The preparation of financial statements in conformity with accounting principles generally accepted in the United States requires the Partnership to make estimates and assumptions.  These estimates and assumptions affect the reported amounts of assets and liabilities at the date of the financial statements as well as reported amounts of revenues and expenses during the reporting period.  Actual results could differ from these estimates.  Judgments and assessments of uncertainties are required in applying the Partnership’s accounting policies in many areas.   The Partnership believes that of its significant accounting policies, the following may involve a higher degree of judgment and complexity.

 

Method of Accounting for Investments in Limited Partnerships

 

The Partnership, as a limited partner, does not have a contractual relationship with the Local Partnerships or exercise control over the activities and operations, including refinancing or selling decisions, of the Local Partnerships that would require or allow for consolidation. Accordingly, the Partnership accounts for its investments in the Local Partnerships using the equity method. The Partnership is allocated profits and losses of the Local Partnerships based upon its respective ownership percentage (between 5% and 99%). The Partnership is allocated profits and losses and receives distributions from refinancings and sales in accordance with the Local Partnerships’ partnership agreements. These agreements usually limit the Partnership’s distributions to an amount substantially less than its ownership percentage in the Local Partnership. 

 

The individual investments are carried at cost plus the Partnership’s share of the Local Partnership’s profits less the Partnership’s share of the Local Partnership’s losses, distributions and impairment charges. See “Item 8. Financial Statements and Supplementary Data, Note 1 – Organization and Summary of Significant Accounting Policies” for a description of the impairment policy. The Partnership is not legally liable for the obligations of the Local Partnerships and is not otherwise committed to provide additional support to them. Therefore, it does not recognize losses once its investment in each of the Local Partnerships reaches zero.  Distributions from the Local Partnerships are accounted for as a reduction of the investment balance until the investment balance is reduced to zero. When the investment balance has been reduced to zero, subsequent distributions received are recognized as income on the statements of operations included in “Item 8. Financial Statements and Supplementary Data”.

 

For those investments where the Partnership has determined that the carrying value of its investments approximates the estimated fair value of those investments, the Partnership’s policy is to recognize equity in income of the Local Partnerships only to the extent of distributions received and amortization of acquisition costs from those Local Partnerships.  Therefore, the Partnership limits its recognition of equity earnings to the amount it expects to ultimately realize.

 

Item 7A.    Quantitative and Qualitative Disclosures About Market Risk.

 

Not applicable.

 

Report of Independent Registered Public Accounting Firm

 

 

The Partners

National Tax Credit Partners, L.P.

 

 

We have audited the accompanying balance sheets of National Tax Credit Partners, L.P. as of December 31, 2011 and 2010, and the related statements of operations, changes in partners' deficit and cash flows for each of the two years in the period ended December 31, 2011. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

 

We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States).   Those stan­dards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement.  We were not engaged to perform an audit of the Partnership’s internal control over financial reporting. Our audits included consideration of internal control over financial reporting as a basis for designing audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the Partnership’s internal control over financial reporting.  Accordingly, we express no such opinion.  An audit also includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, and evaluating the overall financial statement presentation.  We believe that our audits provide a reasonable basis for our opinion.

 

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of National Tax Credit Partners, L.P. at December 31, 2011 and 2010, and the results of its operations and its cash flows for each of the two years in the period ended December 31, 2011, in conformity with U.S. generally accepted accounting principles.

 

 

 

 

/s/Ernst & Young LLP

Greenville, South Carolina

March 30, 2012

 

NATIONAL TAX CREDIT PARTNERS, L.P.

 

BALANCE SHEETS

 

(In thousands)

 

 

 

 

December 31,

 

2011

2010

Assets

 

 

 

 

 

Investments in and advances to Local Partnerships

 $    --

 $    --

Cash and cash equivalents

     110

     135

Total assets

 $   110

 $   135

 

 

 

         Liabilities and Partners' Deficit

 

 

 

 

 

Liabilities:

 

 

Accounts payable and accrued expenses

 $    37

 $    35

Accrued fees due to affiliates

   1,139

   1,260

Total liablities

   1,176

   1,295

 

 

 

Contingencies

   --

    --

 

 

 

Partners' deficit

 

 

   General partner

    (529)

    (530)

   Limited partners

    (537)

    (630)

Total partners’ deficit

  (1,066)

  (1,160)

Total liabilities and partners' deficit

 $   110

 $   135

 

 

See Accompanying Notes to Financial Statements

NATIONAL TAX CREDIT PARTNERS, L.P.

 

STATEMENTS OF OPERATIONS

 

(In thousands, except per interest data)

 

 

 

 

Years Ended December 31,

 

2011

2010

 

 

 

Revenues

  $     --

  $     --

 

 

 

Operating expenses:

 

 

  Management fees – general partner

       162

       187

  General and administrative

        65

        85

  Legal and accounting

        70

        72

Total operating expenses

       297

       344

 

 

 

Loss from Partnership operations

      (297)

      (344)

Gain from sales of limited partnership interests in

 

 

  Local Partnerships

       331

        16

Distributions from Local Partnerships recognized

 

 

  as income

        60

       103

Recovery of advance to Local Partnership previously

 

 

  recognized as expense

        --

         3

Impairment loss

        --

      (120)

Equity in loss of Local Partnership and

 

 

  amortization of acquisition costs

        --

       (32)

 

   

   

Net income (loss)

  $     94

  $   (374)

 

 

 

Net income (loss) allocated to general partner (1%)

  $      1

  $     (4)

Net income (loss) allocated to limited partners (99%)

  $     93

  $   (370)

 

 

 

Net income (loss) per limited partnership interest

  $   3.93

  $ (15.61)

 

 

See Accompanying Notes to Financial Statements

 

NATIONAL TAX CREDIT PARTNERS, L.P.

 

STATEMENTS OF CASH FLOWS

 

(In thousands)

 

 

 

 

Years Ended December 31,

 

2011

2010

Cash flows from operating activities:

 

 

Net income (loss)

 $     94

 $   (374)

Adjustments to reconcile net income (loss) to net cash

 

 

used in operating activities:

 

 

Equity in loss of Local Partnerships and amortization

 

 

of acquisition costs

       --

       32

Distributions from Local Partnerships recognized as

 

 

 a return on investment

       --

       15

Distribution from Local Partnership recognized as a

 

 

  return of investment

       --

      (46)

Impairment loss

       --

      120

Recovery of advances to Local Partnerships previously

 

 

  recognized as expense

       --

       (3)

Gain from sales of limited partnership interests in

 

 

Local Partnerships

     (331)

      (16)

Changes in accounts:

 

 

Accounts payable and accrued expenses

        2

      (42)

Accrued fees due to affiliates

     (121)

      206

Due to affiliate

       --

       (1)

Net cash used in operating activities

     (356)

     (109)

 

 

 

Cash flows from investing activities:

 

 

 Distribution received from sale of Local Partnership

 

 

   property

       --

      247

 Proceeds from sales of limited partnership interests in

 

 

   Local Partnerships

      331

       16

 Recovery of advance to Local Partnerships

       --

        3

Net cash provided by investing activities

      331

      266

 

 

 

Cash flows from financing activities:

 

 

Advances from affiliate

       --

       63

Repayment of advance from affiliate

       --

      (86)

Net cash used in financing activities

       --

      (23)

 

 

 

Net increase (decrease) in cash and cash equivalents

      (25)

      134

 

 

 

Cash and cash equivalents, beginning of year

      135

        1

 

 

 

Cash and cash equivalents, end of year

 $    110

 $    135

 

 

 

Supplemental disclosure of cash flow information:

 

 

  Cash paid for interest

 $     --

 $      4

 

 

See Accompanying Notes to Financial Statements

NATIONAL TAX CREDIT PARTNERS, L.P.

 

NOTES TO FINANCIAL STATEMENTS

DECEMBER 31, 2011

 

Note 1 - Organization and Summary of Significant Accounting Policies

 

Organization

 

National Tax Credit Partners, L.P. (the "Partnership") was formed under the California Revised Limited Partnership Act and organized on March 7, 1989.  The Partnership was formed to invest primarily in other limited partnerships (the “Local Partnerships”) which own and operate multifamily housing complexes that are eligible for low income housing tax credits or, in certain cases, for historic rehabilitation tax credits.  The general partner of the Partnership (the "General Partner") is National Partnership Investments Corp., a California corporation ("NAPICO").  The General Partner is a subsidiary of Apartment Investment and Management Company (“Aimco”), a publicly traded real estate investment trust. The business of the Partnership is conducted primarily by NAPICO.

 

On January 31, 2012, an affiliate of the General Partner entered into a management agreement with a third party management services company for the management of a portfolio of approximately 147 properties with 10,184 units held by entities, including the Partnership, in which Aimco and its affiliates have minority limited and general partner interests. On January 31, 2012, an affiliate of the General Partner also entered into an option agreement with the management services company pursuant to which it granted the company the exclusive option, for a period ending on December 27, 2013, to purchase the minority interests in the portfolio held by Aimco and its affiliates. Aimco expects the sale of such interests to be completed later this year, pending the satisfaction of certain closing conditions.

 

The Partnership originally registered 14,000 units, consisting of 28,000 Limited Partnership Interests ("LPI"), and warrants to purchase a maximum of 14,000 Additional Limited Partnership Interests ("ALPI").  The term of the offering expired in June 1990, at which date the Partnership raised $59,749,000 from the sale of 16,336 LPI and warrants representing 7,563 ALPI.

 

The General Partner has a 1% interest in operating profits and losses of the Partnership.  The limited partners will be allocated the remaining 99% interest in proportion to their respective investments.

 

The Partnership shall continue in full force and effect until December 31, 2029, unless terminated prior to that, pursuant to the partnership agreement or law.

 

Basis of Presentation

 

The accompanying financial statements have been prepared in conformity with accounting principles generally accepted in the United States.

 

Reclassifications

 

Certain reclassifications have been made to the 2010 balances to conform to the 2011 presentation.

 

Subsequent Events

 

The Partnership’s management evaluated subsequent events through the time this Annual Report on Form 10-K was filed.

 

Use of Estimates

 

The preparation of financial statements in conformity with accounting principles generally accepted in the United States requires management to make estimates and assumptions that affect the amounts reported in the financial statements and accompanying notes.  Actual results could differ from those estimates.

 

Method of Accounting for Investments in Local Partnerships

 

The investments in Local Partnerships are accounted for using the equity method.  Acquisition, selection and other costs related to the acquisition of the projects acquired are capitalized as part of the investment accounts and are being amortized by the straight line method over the estimated lives of the underlying assets, which is generally 30 years. 

 

Abandoned Interests

 

During the years ended December 31, 2011 and 2010, the number of Limited Partnership Interests decreased by 50 and 61 interests, respectively, due to limited partners abandoning their interests. In abandoning his or her Limited Partnership Interests, a limited partner relinquishes all right, title, and interest in the Partnership as of the date of abandonment. At December 31, 2011 and 2010, the Partnership had outstanding 23,596 and 23,646 limited partnership interests.

 

Net Income (Loss) Per Limited Partnership Interest

 

Net income (loss) per limited partnership interest was computed by dividing the limited partners' share of net income (loss) by the number of limited partnership interests outstanding at the beginning of the year.  The number of limited partnership interests used was 23,646 and 23,707 for the years ended December 31, 2011 and 2010, respectively.

 

Cash and Cash Equivalents

 

Cash and cash equivalents includes cash on hand and in bank accounts.  At certain times, the amount of cash deposited at a bank may exceed the limit on insured deposits.  The entire cash balances at December 31, 2011 and 2010 are maintained by an affiliated management company on behalf of affiliated entities in a cash concentration account.

 

Impairment of Long-Lived Assets

 

The Partnership reviews its investments in long-lived assets to determine if there has been any impairment whenever events or changes in circumstances indicate that the carrying amount of the asset may not be recoverable.  If the sum of the expected future cash flows is less than the carrying amount of the assets, the Partnership recognizes an impairment loss to the extent that the carrying value exceeds the estimated fair value. The Partnership recognized an impairment loss of $120,000 during the year ended December 31, 2010 (see Note 2). No adjustments for impairment of value were recorded during the year ended December 31, 2011.

 

Segment Reporting

 

Financial Accounting Standards Board Accounting Standards Codification (“ASC”) Topic 280-10, “Segment Reporting”, established standards for the way that public business enterprises report information about operating segments in annual financial statements and requires that those enterprises report selected information about operating segments in interim financial reports. ASC Topic 280-10 also established standards for related disclosures about products and services, geographic areas, and major customers. As defined in ASC Topic 280-10, the Partnership has only one reportable segment.

 

Fair Value of Financial Instruments

 

ASC Topic 825, “Financial Instruments”, requires disclosure of fair value information about financial instruments whether or not recognized in the balance sheet, for which it is practicable to estimate fair value. Fair value is defined as the amount at which the instruments could be exchanged in a current transaction between willing parties, other than in a forced or liquidation sale. At December 31, 2011, the Partnership believes that the carrying amount of other assets and liabilities reported on the balance sheet that require such disclosure approximated their fair value due to the short-term maturity of these instruments.

 

Variable Interest Entities

 

The Partnership consolidates any variable interest entities in which the Partnership holds a variable interest and is the primary beneficiary.Generally, a variable interest entity, or VIE, is an entity with one or more of the following characteristics: (a) the total equity investment at risk is not sufficient to permit the entity to finance its activities without additional subordinated financial support; (b) as a group the holders of the equity investment at risk lack (i) the ability to make decisions about an entity’s activities through voting or similar rights, (ii) the obligation to absorb the expected losses of the entity, or (iii) the right to receive the expected residual returns of the entity; or (c) the equity investors have voting rights that are not proportional to their economic interests and substantially all of the entity’s activities either involve, or are conducted on behalf of, an investor that has disproportionately few voting rights.  The primary beneficiary of a VIE is generally the entity that has (a) the power to direct the activities of the VIE that most significantly impact the VIE’s economic performance, and (b) the obligation to absorb losses or the right to receive benefits that could potentially be significant to the VIE.

 

In determining whether it is the primary beneficiary of a VIE, the Partnership considers qualitative and quantitative factors, including, but not limited to: which activities most significantly impact the VIE’s economic performance and which party controls such activities; the amount and characteristics of the Partnership’s investment; the obligation or likelihood for the Partnership or other investors to provide financial support; and the similarity with and significance to the business activities of the Partnership and the other investors.  Significant judgments related to these determinations include estimates about the current and future fair values and performance of real estate held by these VIEs and general market conditions.

 

At December 31, 2011 and 2010, the Partnership holds variable interests in five and nine VIEs, respectively, for which the Partnership is not the primary beneficiary. The Partnership has concluded, based on its qualitative consideration of the partnership agreement, the partnership structure and the role of the general partner in each of the Local Partnerships, that the general partner of each of the Local Partnerships is the primary beneficiary of the respective Local Partnership. In making this determination, the Partnership considered the following factors:

 

·         the general partners conduct and manage the business of the Local Partnerships;

·         the general partners have the responsibility for and sole discretion over selecting a property management agent for the Local Partnerships’ underlying real estate properties;

·         the general partners are responsible for approving operating and capital budgets for the properties owned by the Local Partnerships;

·         the general partners are obligated to fund any recourse obligations of the Local Partnerships;

·         the general partners are authorized to borrow funds on behalf of the Local Partnerships; and

·         the Partnership, as a limited partner in each of the Local Partnerships, does not have the ability to direct or otherwise significantly influence the activities of the Local Partnerships that most significantly impact such entities’ economic performance.

 

The five VIEs at December 31, 2011 consist of Local Partnerships that are directly engaged in the ownership and management of five apartment properties with a total of 182 units. The Partnership is involved with those VIEs as a non-controlling limited partner equity holder. The Partnership’s maximum exposure to loss as a result of its involvement with the unconsolidated VIEs is limited to the Partnership’s recorded investments in and receivables from these VIEs, which was zero at December 31, 2011 and 2010. The Partnership may be subject to additional losses to the extent of any financial support that the Partnership voluntarily provides in the future.

 

Note 2 - Investments in and Advances to Local Partnerships

 

At December 31, 2011, the Partnership holds limited partnership interests in five Local Partnerships, located in three states, that own residential projects consisting of 182 apartment units. At December 31, 2010 the Partnership held limited partnership interests in nine Local Partnerships, located in five states and Puerto Rico, that owned residential projects consisting of 534 apartment units. The general partners responsible for management of the Local Partnerships (the "Local Operating General Partners") are not affiliated with the General Partner of the Partnership, except as discussed below. 

 

National Tax Credit, Inc. ("NTC"), an affiliate of the General Partner, typically serves either as a special limited partner or non-managing administrative general partner in which case it receives 0.01 percent of operating profits and losses of the Local Partnerships. NTC or another affiliate of the general partner may serve as the Local Operating General Partner of the Local Partnership in which case it is typically entitled to 0.09 percent of operating profits and losses of the respective Local Partnership.  The Partnership is also generally entitled to receive 50 percent of the net cash flow generated by the Apartment Complexes, subject to repayment of any loans made to the Local Partnerships (including loans provided by NTC or an affiliate), repayment for funding of development deficit and operating deficit guarantees by the Local Operating General Partners or their affiliates (excluding NTC and its affiliates), and certain priority payments to the Local Operating General Partners other than NTC or its affiliates.

 

The Partnership, as a limited partner, does not have a contractual relationship with the Local Partnerships or exercise control over the activities and operations, including refinancing or selling decisions, of the Local Partnerships that would require or allow for consolidation. Accordingly, the Partnership accounts for its investments in the Local Partnerships using the equity method.  The Partnership is allocated profits and losses of the Local Partnerships based upon its respective ownership percentage (between 5% and 99%). The Partnership is allocated profits and losses and receives distributions from refinancings and sales in accordance with the Local Partnerships’ partnership agreements. These agreements usually limit the Partnership’s distributions to an amount substantially less than its ownership percentage in the Local Partnership. 

 

The individual investments are carried at cost plus the Partnership’s share of the Local Partnership’s profits less the Partnership’s share of the Local Partnership’s losses, distributions and impairment charges.  However, since the Partnership is not legally liable for the obligations of the Local Partnerships, and is not otherwise committed to providing additional support to them, it does not recognize losses once its investment in each of the Local Partnerships reaches zero. Distributions from the Local Partnerships are accounted for as a reduction of the investment balances until the investment balance is reduced to zero. Subsequent distributions received are recognized as income in the statements of operations. During the year ended December 31, 2011 the Partnership received operating distributions of approximately $60,000 from four Local Partnerships in which it does not have an investment balance, which were recognized as income. During the year ended December 31, 2010, the Partnership received operating distributions of approximately $57,000 from three Local Partnerships in which it does not have an investment balance, which were recognized as income. During the year ended December 31, 2010, the Partnership received an operating distribution of approximately $15,000 from one Local Partnership in which it did have an investment balance, which was recognized as a reduction of the Partnership’s investment balance. The Partnership also received distributions of approximately $247,000 from the same Local Partnership during the year ended December 31, 2010, from the sale of the Local Partnership’s investment property in August 2010, of which approximately $201,000 was recognized as a reduction of the Partnership’s investment balance and approximately $46,000 was recognized as income.

 

At times, advances are made to Local Partnerships. Advances made by the Partnership to the individual Local Partnerships are considered part of the Partnership's investment in limited partnerships.  Advances made to Local Partnerships for which the investment has been reduced to zero are charged to expense. There were no advances from the Partnership to the Local Partnerships during the year ended December 31, 2011 and 2010. While not obligated to make any advances to any of the Local Partnerships, the Partnership may make advances in order to protect its economic investment in the Local Partnerships. During the year ended December 31, 2010, the Partnership received repayment of an advance of approximately $3,000 from one Local Partnership, Tyrone Elderly. The repayment of advance was recognized as income on the statements of operations. No advances were repaid by Local Partnerships during the year ended December 31, 2011.

 

For those investments where the Partnership has determined that the carrying value of its investments approximates the estimated fair value of those investments, the Partnership’s policy is to recognize equity in income of the Local Partnerships only to the extent of distributions received, and amortization of acquisition costs from those Local Partnerships. Therefore, the Partnership limits its recognition of equity earnings to the amount it expects to ultimately realize.

 

As of December 31, 2011 and 2010, the investment balance in the five and nine Local Partnerships, respectively, had been reduced to zero.

 

Blue Lake

 

In 2003, the property owned by Blue Lake was sold without the consent or knowledge of the Partnership and without the requisite recapture bond. The Partnership filed an action against the Local Operating General Partner of the Local Partnership in 2003. Trial was scheduled for May 2008, however, the matter was settled prior to the trial date.  The terms of the settlement agreement include a payment of $300,000 to be paid in quarterly installments. The first installment of $100,000 was received in July 2008 and was recognized as other income during the year ended December 31, 2008.  The remaining installments of $50,000 each were due on a quarterly basis beginning September 30, 2008. On October 23, 2008, the Partnership obtained a judgment for approximately $1,000,000

against the Local Operating General Partner of the Local Partnership as a result of the unpaid September 30, 2008 installment. The Partnership is taking action to collect the judgment. The Partnership had no investment in the Blue Lake Local Partnership at December 31, 2011 and 2010. Under the terms of the Partnership Agreement, neither the Partnership nor the General Partner is subject to a liability to the limited partners of the Partnership for the amounts of Tax Credits at risk of recapture as a result of the recapture bond not being obtained at the time of the sale of the property. The limited partners will be responsible for any tax credit recapture liability on their respective income tax returns.

 

Grinnell Park and North Liberty

 

On January 22, 2010, the Partnership sold its limited partnership interests in two Local Partnerships, Grinnell Park Apartments and North Liberty Park, LP Apartments (“Grinnell Park” and “North Liberty”, respectively) for a total sales price of $16,000, which was recognized as gain from sales of limited partnership interests in Local Partnerships during the year ended December 31, 2010. The Partnership’s investment balance in both Grinnell Park and North Liberty was zero at December 31, 2011 and 2010.

 

Tyrone Elderly

 

On August 25, 2010, a Local Partnership, Tyrone Elderly Limited Partnership (“Tyrone Elderly”), sold its investment property to a third party for a total sales price of approximately $2,800,000. The mortgage was assumed by the buyer. The Partnership received distributions of approximately $247,000 from the sale proceeds, of which approximately $201,000 was recognized as a reduction of investment balance and approximately $46,000 was recognized as income during the year ended December 31, 2010. Prior to the sale, the Partnership determined that the carrying amount of its limited partnership investment in Tyrone Elderly exceeded the estimated distribution the Partnership expected to receive from the sale and recognized an impairment loss of $120,000 during the year ended December 31, 2010. The Partnership also recognized equity in loss and amortization of acquisition costs of approximately $32,000 from Tyrone Elderly during the year ended December 31, 2010. The Partnership’s investment balance in Tyrone Elderly was zero at December 31, 2011 and 2010.

 

Rolling Hills

 

On May 25, 2011, the Partnership sold its limited partnership interest in Rolling Hills Apartments, LP, a Local Partnership, for a sales price of $300,000, which was recognized as gain from sales of limited partnership interests in Local Partnerships during the year ended December 31, 2011. The Partnership’s investment balance in Rolling Hills was zero at December 31, 2011 and 2010.

 

Apple Tree and Kimberly Court

 

On June 7, 2011, the Partnership sold its limited partnership interest in two Local Partnerships, Apple Tree Associates and Kimberly Court Associates (“Apple Tree” and “Kimberly Court”, respectively) for a total sales price of $6,000, which was recognized as gain from sales of limited partnership interests in Local Partnerships during the year ended December 31, 2011. The Partnership’s investment balance in both Apple Tree and Kimberly Court was zero at December 31, 2011 and 2010.

 

Torres del Plata I

 

On June 15, 2011, the Partnership sold its limited partnership interest in Torres del Plata I LP, a Local Partnership, for a sales price of approximately $25,000, which was recognized as gain from sales of limited partnership interests in Local Partnerships during the year ended December 31, 2011. The Partnership’s investment balance in Torres del Plata I was zero at December 31, 2011 and 2010.

 

Investee Data

 

The Partnership’s recorded value of its investments and its equity in the income/losses and distributions from the Local Partnerships are individually not material to the overall financial position of the Partnership. The financial information from the unaudited combined financial statements for Grand Meadows, the only remaining investment in Local Partnership for which information is available, for the years ended December 31, 2011 and 2010 and for each of the two years in the period then ended, is presented below. (2010 amounts exclude the operations of Tyrone Elderly due to the sale of its investment property in August 2010, Grinnell Park and North Liberty for which the Partnership sold its interests in January 2010 and in addition both 2011 and 2010 amounts exclude the operations of Rolling Hills for which the Partnership sold its interest in May 2011, Apple Tree, Kimberly Court and Torres de Plata I for which the Partnership sold its interests in June 2011 and Summit I, II and III and Glenark Landing, for which no information is available) (in thousands):

 

CONDENSED BALANCE SHEETS

OF THE LOCAL PARTNERSHIP

(in thousands)

 

 

At December 31,

 

2011

2010

 Assets:

(Unaudited)

(Unaudited)

  Land

$    112

$    112

  Buildings and improvements

   3,616

   3,607

  Accumulated depreciation

   (2,094)

   (2,013)

    Investment property

   1,634

   1,706

  Other assets

     141

     145

 Total Assets

$  1,775

$  1,851

 

 

 

 Liabilities and Partner's Deficit:

 

 

   Liabilities:

 

 

     Mortgages notes payable

$  1,549

$  1,596

     Other liabilities

     459

     446

   Total liabilities

   2,008

   2,042

   Partner's deficit

     (233)

     (191)

 Total Liabilities and Partner’s Deficit

$  1,775

$  1,851

 

 

 

 

CONDENSED RESULTS OF OPERATIONS

OF THE LOCAL PARTNERSHIP

(in thousands)

 

 

Years Ended December 31,

 

2011

2010

 

Unaudited

Unaudited

 Revenues:

 

 

   Rental and other income

      $   463

      $   484

 Expenses:

 

 

   Operating

          265

          282

   Interest

          157

          161

   Depreciation and amortization

           83

           96

      Total expenses

          505

          539

 Loss from continuing operations

      $   (42)

      $   (55)

 

Real Estate and Accumulated Depreciation of Local Partnerships

 

The following is an unaudited summary of real estate, accumulated depreciation and encumbrances of the Local Partnerships (in thousands – unaudited):

 

 

Gross Amount At Which Carried

 

 

 

at December 31, 2011 (1)

 

 

 

 

(in thousands)

 

 

 

 

 

 

 

 

 

 

 

Buildings

 

 

 

 

 

And

 

 

 

 

 

Related

 

 

 

Mortgage

 

Personal

 

Accumulated

Description

Notes

Land

Property

Total

Depreciation

 

 

 

 

 

 

Glenark Apts. (A)

 $    --

$     --

 $    --

 $    --

 $    --

Grand Meadows Apts.

   1,549

    112

   3,616

   3,728

   2,094

Summit I Apts. (A)

      --

      --

      --

      --

      --

Summit II Apts. (A)

      --

      --

      --

      --

      --

Summit III Apts. (A)

      --

      --

      --

      --

      --

 

 $ 1,549

$   112

 $ 3,616

 $ 3,728

 $ 2,094

 

(A) Information is not available for this entity.

 

(1) All amounts are unaudited.                   

 

Reconciliation of real estate(in thousands)

 

 

Years Ended December 31,

 

2011

2010

 

(Unaudited)

(Unaudited)

Balance at beginning of year

      $  3,719

       $ 3,709

Improvements during the year

             9

            10

Disposals

            --

            --

Balance at end of year

      $  3,728

       $ 3,719

 

 

Reconciliation of accumulated depreciation(in thousands)

 

 

Years Ended December 31,

 

2011

2010

 

(Unaudited)

(Unaudited)

Balance at beginning of year

     $  2,013

      $ 1,919

Depreciation expense for the year

           81

           94

Disposals

           --

           --

Balance at end of year

     $  2,094

      $ 2,013

 

Note 3 - Transactions with Affiliated Parties

 

Under the terms of the Amended and Restated Agreement of the Limited Partnership, the Partnership is obligated to the General Partner for the following fees:

 

(a) An annual Partnership management fee in an amount equal to 0.5 percent of invested assets (as defined in the Partnership Agreement) as of the beginning of the year is payable to the General Partner. For the years ended December 31, 2011 and 2010, approximately $162,000 and $187,000, respectively, has been expensed. During the year ended December 31, 2011, approximately $130,000 of partnership management fees were paid from the proceeds received from the Partnership’s sale of its limited partnership interest in Rolling Hills. There were no payments made during the year ended December 31, 2010. At December 31, 2011 and 2010, approximately $1,139,000 and $1,107,000, respectively, is owed to the General Partner and is included in accrued fees due to affiliates. 

 

(b) A property disposition fee is payable to the General Partner in an amount equal to the lesser of (i) one-half of the competitive real estate commission that would have been charged by unaffiliated third parties providing comparable services in the area where the apartment complex is located, or (ii) 3 percent of the sales price received in connection with the sale or disposition of the apartment complex or local partnership interest, but in no event will the property disposition fee and all amounts payable to unaffiliated real estate brokers in connection with any such sale exceed in the aggregate, the lesser of the competitive rate (as described above) or 6 percent of such sale price.  Receipt of the property disposition fee will be subordinated to the distribution of sale or refinancing proceeds by the Partnership until the limited partners have received distributions from sale or refinancing proceeds in an aggregate amount equal to (i) their 10 percent priority return for any year not theretofore satisfied (as defined in the partnership agreement) and (ii) an amount equal to the aggregate adjusted investment (as defined in the partnership agreement) of the limited partners.  No disposition fees have been paid.

 

(c) The Partnership reimburses NAPICO for certain expenses.  The reimbursement expense was approximately $41,000 and $59,000 for the years ended December 31, 2011 and 2010, respectively, and is included in general and administrative expenses. During the years ended December 31, 2011 and 2010, approximately $194,000 and $40,000, respectively, of

reimbursements were paid to NAPICO. At December 31, 2011 and 2010, zero and approximately $153,000, respectively, is owed to NAPICO and is included in accrued fees due to affiliates.

 

As of December 31, 2011, the fees due to the General Partner exceeded the Partnership’s cash. The Partnership Agreement provides that the fees and advances due to the General Partner may only be paid from the Partnership’s available cash, however, the Partnership still remains liable for all such amounts.

 

NTC, or another affiliate of the General Partner, is the Local Operating General Partner in three of the Partnership's five Local Partnerships.  In addition, NTC is either a special limited partner or an administrative general partner in each Local Partnership.

 

An affiliate of the General Partner managed one property owned by a Local Partnership, Tyrone Elderly, during the year ended December 31, 2010.  The Local Partnership paid the affiliate property management fees in the amount of 5 percent of their gross rental revenues.  The amount paid was approximately $26,000 for the year ended December 31, 2010. Tyrone Elderly sold its investment property on August 25, 2010.

 

The General Partner is not obligated to advance funds to the Partnership for operations or to fund Partnership advances to Local Partnerships, but may voluntarily do so from time to time. Accordingly during the year ended December 31, 2010, an affiliate of the General Partner advanced the Partnership approximately $63,000 to fund partnership operating expenses. The advances bore interest at prime plus 2% and incurred interest expense of approximately $3,000 for the year ended December 31, 2010, which is included in general and administrative expenses. During the year ended December 31, 2010, the Partnership repaid all outstanding advances and associated accrued interest of approximately $90,000 from a distribution received from the sale of the investment property owned by Tyrone Elderly. There were no advances during the year ended December 31, 2011. The Partnership may receive additional advances of funds from AIMCO Properties, L.P., although AIMCO Properties, L.P. is not obligated to provide such advances.  For more information on AIMCO Properties, L.P., including copies of its audited balance sheet, please see its reports filed with the Securities and Exchange Commission.

 

Aimco and its affiliates owned 437 limited partnership interests in the Partnership representing 1.85% of the outstanding interests at December 31, 2011. It is possible that Aimco or its affiliates will acquire additional limited partnership interests in the Partnership in exchange for cash or a combination of cash and units in AIMCO Properties, L.P., the operating partnership of Aimco, either through private purchases or tender offers. Pursuant to the Partnership Agreement, unitholders holding a majority of the limited partnership interests are entitled to take action with respect to a variety of matters, that include, but are not limited to, voting on certain amendments to the Partnership Agreement and voting to remove the General Partner. Although the General Partner owes fiduciary duties to the limited partners of the Partnership, the General Partner also owes fiduciary duties to Aimco as its sole stockholder. As a result, the duties of the General Partner, as general partner, to the Partnership and its limited partners may come into conflict with the duties of the General Partner to Aimco as its sole stockholder.

 

 

Note 4 - Income Taxes

 

The Partnership is not taxed on its income.  The partners are taxed in their individual capacities based on their distributive share of the Partnership’s taxable income or loss and are allowed the benefits to be derived from off-setting their distributive share of

the tax losses against taxable income from other sources subject to passive loss limitations.  The taxable income or loss differs from amounts included in the statements of operations because different methods are used in determining the losses of the Local Partnerships as discussed below.  The tax loss is allocated to the partner groups in accordance with Section 704 (b) of the Internal Revenue Code and therefore is not necessarily proportionate to the interest percentage owned. 

 

A reconciliation follows:(in thousands, except per limited partnership interest):

 

 

Years Ended December 31,

 

2011

2010

 

 

Net income (loss) per financial statements

  $     94

  $   (374)

Partnership fees

       129

       187

Other

      (254)

      (170)

Gain on Local Partnership disposition

    11,153

       274

Partnership's share of Local Partnership

      (648)

      (962)

Income (loss) per tax return

  $ 10,474

  $ (1,045)

Taxable income (loss) per limited

 

 

  partnership interest

  $ 441.35

  $ (44.07)

 

The following is a reconciliation between the Partnership’s reported amounts and the Federal tax basis of net assets and liabilities (in thousands):

 

 

Years Ended December 31,

 

2011

2010

 

 

Net liabilities as reported

  $ (1,066)

  $ (1,160)

Add (deduct):

 

 

Intangible (net)

     2,724

     2,882

Deferred offering costs

     7,745

     7,745

  Investment in Partnerships

    (6,819)

   (17,324)

  Other

     1,908

     1,875

Net assets (liabilities) – Federal tax basis

  $  4,492

  $ (5,982)

 

Note 5 - Contingencies

 

The General Partner is involved in various lawsuits arising from transactions in the ordinary course of business. In the opinion of management and the General Partner, the claims will not result in any material liability to the Partnership.

 

Item 9.     Changes in and Disagreements with Accountants on Accounting and Financial Disclosure.

 

None.

 

Item 9A.    Controls and Procedures.

 

(a)   Disclosure Controls and Procedures

 

The Partnership’s management, with the participation of the principal executive officer and principal financial officer of the General Partner, who are the equivalent of the Partnership’s principal executive officer and principal financial officer, respectively, has evaluated the effectiveness of the Partnership’s disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended (the “Exchange Act”)) as of the end of the period covered by this report. Based on such evaluation, the principal executive officer and principal financial officer of the General Partner, who are the equivalent of the Partnership’s principal executive officer and principal financial officer, respectively, have concluded that, as of the end of such period, the Partnership’s disclosure controls and procedures are effective. 

 

Management’s Report on Internal Control Over Financial Reporting

 

The Partnership’s management is responsible for establishing and maintaining adequate internal control over financial reporting. Internal control over financial reporting is defined in Rule 13a-15(f) and 15d-15(f) under the Exchange Act as a process designed by, or under the supervision of, the principal executive and principal financial officers of the General Partner, who are the equivalent of the Partnership’s principal executive officer and principal financial officer, respectively, and effected by the Partnership’s management and other personnel to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles and includes those policies and procedures that:

 

·         pertain to the maintenance of records that in reasonable detail accurately and fairly reflect the transactions and dispositions of assets;

 

·         provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures are being made only in accordance with authorizations of the Partnership’s management; and

 

·         provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use or disposition of assets that could have a material effect on the financial statements.

 

Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Projections of any evaluation of effectiveness to future periods are subject to the risks that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.

 

The Partnership’s management assessed the effectiveness of the Partnership’s internal control over financial reporting as of December 31, 2011.  In making this assessment, the Partnership’s management used the criteria set forth by the Committee of Sponsoring Organizations of the Treadway Commission (COSO) in Internal Control-Integrated Framework.

 

Based on their assessment, the Partnership’s management concluded that, as of December 31, 2011, the Partnership’s internal control over financial reporting is effective.

 

This annual report does not include an attestation report of the Partnership’s registered public accounting firm regarding internal control over financial reporting. Management’s report was not subject to attestation by the Partnership’s registered public accounting firm pursuant to rules of the Securities and Exchange Commission that permit the Partnership to provide only management’s report in this annual report.

 

(b)   Changes in Internal Control Over Financial Reporting

 

There has been no change in the Partnership’s internal control over financial reporting (as defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the fourth quarter of 2011 that has materially affected, or is reasonably likely to materially affect, the Partnership’s internal control over financial reporting.

 

Item 9B.    Other Information.

 

None.

PART III

 

Item 10.     Directors, Executive Officers and Corporate Governance.

 

National Tax Credit Partners, L.P. (the “Partnership” or the “Registrant”) has no directors or officers.  The general partner responsible for conducting the business of the Partnership is National Partnership Investments Corp., a California Corporation (“NAPICO” or the “General Partner”).

 

The names and ages of, as well as the positions and offices held by, the present directors and officers of NAPICO are set forth below:  The General Partner manages and controls substantially all of the Partnership’s affairs and has general responsibility and ultimate authority in all matters affecting its business. There are no family relationships between or among any directors or officers.

 

Name

Age

Position

John Bezzant

49

Director and Executive Vice President

Ernest M. Freedman

41

Director, Executive Vice President and Chief

  Financial Officer

Lisa R. Cohn

43

Executive Vice President, General Counsel and

  Secretary

Paul Beldin

38

Senior Vice President and Chief Accounting

 

 

  Officer

Stephen B. Waters

50

Senior Director of Partnership Accounting

 

John Bezzant was appointed as a Director of the General Partner effective December 16, 2009.  Mr. Bezzant was appointed Executive Vice President of the General Partner and Aimco in January 2011 and prior to that time was a Senior Vice President of the General Partner and Aimco since joining Aimco in June 2006. Effective February 7, 2012, Mr. Bezzant will serve as the equivalent of the chief executive officer of the Partnership. Prior to joining Aimco, Mr. Bezzant spent over 20 years with Prologis, Inc. and Catellus Development Corporation in a variety of executive positions, including those with responsibility for transactions, fund management, asset management, leasing and operations.  Mr. Bezzant brings particular expertise to the Board in the areas of real estate finance, property operations, sales and development.

 

Ernest M. Freedman was appointed Director, Executive Vice President and Chief Financial Officer of the General Partner and Executive Vice President and Chief Financial Officer of Aimco in November 2009.  Mr. Freedman joined Aimco in 2007 as Senior Vice President of Financial Planning and Analysis and has served as Senior Vice President of Finance since February 2009, responsible for financial planning, tax, accounting and related areas.  Prior to joining Aimco, from 2004 to 2007, Mr. Freedman served as chief financial officer of HEI Hotels and Resorts. Mr. Freedman brings particular expertise to the Board in the areas of finance and accounting.

 

Lisa R. Cohn was appointed Executive Vice President, General Counsel and Secretary of the General Partner and Aimco in December 2007.  From January 2004 to December 2007, Ms. Cohn served as Senior Vice President and Assistant General Counsel of Aimco.  Ms. Cohn joined Aimco in July 2002 as Vice President and Assistant General Counsel.  Prior to joining Aimco, Ms. Cohn was in private practice with the law firm of Hogan and Hartson LLP.

 

Paul Beldin joined Aimco in May 2008 and has served as Senior Vice President and Chief Accounting Officer of Aimco and the General Partner since that time.  Prior to joining Aimco, Mr. Beldin served as controller and then as chief financial officer of America First Apartment Investors, Inc., a publicly traded multifamily real estate investment trust, from May 2005 to September 2007 when the company was acquired by Sentinel Real Estate Corporation.  Prior to joining America First Apartment Investors, Inc., Mr. Beldin was a senior manager at Deloitte and Touche LLP, where he was employed from August 1996 to May 2005, including two years as an audit manager in SEC services at Deloitte’s national office.

 

Stephen B. Waters was appointed Senior Director of Partnership Accounting of Aimco and the General Partner in June 2009.  Mr. Waters has responsibility for partnership accounting with Aimco and serves as the equivalent of the principal financial officer of the Partnership. Mr. Waters joined Aimco as a Director of Real Estate Accounting in September 1999 and was appointed Vice President of the General Partner and Aimco in April 2004.  Prior to joining Aimco, Mr. Waters was a senior manager at Ernst & Young LLP.

 

The Registrant is not aware of the involvement in any legal proceedings with respect to the directors and executive officers listed in this Item 10.

 

One or more of the above persons are also directors and/or officers of a general partner (or general partner of a general partner) of limited partnerships which either have a class of securities registered pursuant to Section 12(g) of the Securities Exchange Act of 1934, or are subject to the reporting requirements of Section 15(d) of such Act. Further, one or more of the above persons are also officers of Apartment Investment and Management Company and the general partner of AIMCO Properties, L.P., entities that have a class of securities registered pursuant to Section 12(g) of the Securities Exchange Act of 1934, or are subject to the reporting requirements of Section 15 (d) of such Act.

 

The board of directors of the General Partner does not have a separate audit committee. As such, the board of directors of the General Partner fulfills the functions of an audit committee. The board of directors has determined that John Bezzant meets the requirement of an "audit committee financial expert".

 

The directors and officers of the General Partner with authority over the Partnership are all employees of subsidiaries of Aimco. Aimco has adopted a code of ethics that applies to such directors and officers that is posted on Aimco's website (www.Aimco.com). Aimco's website is not incorporated by reference to this filing.

 

Item 11.    Executive Compensation.

 

None of the directors and officers of the General Partner received any remuneration from the Partnership during the year ended December 31, 2011.

 

Item 12.    Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters.

 

(a) Security Ownership of Certain Beneficial Owners

 

The General Partner owns all of the outstanding general partnership interests of NTCP;  no person is known to own beneficially in excess of 5 percent of the outstanding Limited Partnership Interests.

 

(b) None of the officers or directors of the General Partner own directly or beneficially any Limited Partnership Interests in NTCP.

 

Item 13.   Certain Relationships and Related Transactions, and Director Independence.

 

Under the terms of the Amended and Restated Agreement of the Limited Partnership, the Partnership is obligated to the General Partner for the following fees:

 

(a) An annual Partnership management fee in an amount equal to 0.5 percent of invested assets (as defined in the Partnership Agreement) as of the beginning of the year is payable to the General Partner. For the years ended December 31, 2011 and 2010, approximately $162,000 and $187,000, respectively, has been expensed. During the year ended December 31, 2011, approximately $130,000 of partnership management fees were paid from the proceeds received from the Partnership’s sale of its limited partnership interest in Rolling Hills. There were no payments made during the year ended December 31, 2010. At December 31, 2011 and 2010, approximately $1,139,000 and $1,107,000, respectively, is owed to the General Partner and is included in accrued fees due to affiliates. 

 

(b) A property disposition fee is payable to the General Partner in an amount equal to the lesser of (i) one-half of the competitive real estate commission that would have been charged by unaffiliated third parties providing comparable services in the area where the apartment complex is located, or (ii) 3 percent of the sales price received in connection with the sale or disposition of the apartment complex or local partnership interest, but in no event will the property disposition fee and all amounts payable to unaffiliated real estate brokers in connection with any such sale exceed in the aggregate, the lesser of the competitive rate (as described above) or 6 percent of such sale price.  Receipt of the property disposition fee will be subordinated to the distribution of sale or refinancing proceeds by the Partnership until the limited partners have received distributions from sale or refinancing proceeds in an aggregate amount equal to (i) their 10 percent priority return for any year not theretofore satisfied (as defined in the partnership agreement) and (ii) an amount equal to the aggregate adjusted investment (as defined in the partnership agreement) of the limited partners.  No disposition fees have been paid.

 

(c) The Partnership reimburses NAPICO for certain expenses.  The reimbursement expense was approximately $41,000 and $59,000 for the years ended December 31, 2011 and 2010, respectively, and is included in general and administrative expenses. During the year ended December 31, 2011 and 2010, approximately $194,000 and $40,000, respectively, of reimbursements were paid to NAPICO. There were no payments made during the year ended December 31, 2010. At December 31, 2011 and 2010, zero and approximately $153,000, respectively, is owed to NAPICO and is included in accrued fees due to affiliates.

 

As of December 31, 2011, the fees due to the General Partner exceeded the Partnership’s cash. The Partnership Agreement provides that the fees and advances due to the General Partner may only be paid from the Partnership’s available cash, however, the Partnership still remains liable for all such amounts.

 

NTC, or another affiliate of the General Partner, is the Local Operating General Partner in three of the Partnership's five Local Partnerships.  In addition, NTC is either a special limited partner or an administrative general partner in each Local Partnership.

 

An affiliate of the General Partner managed one property owned by a Local Partnership, Tyrone Elderly, during the year ended December 31, 2010. The Local Partnership paid the affiliate property management fees in the amount of 5 percent of their gross rental revenues.  The amount paid was approximately $26,000 for the year ended December 31, 2010. Tyrone Elderly sold its investment property on August 25, 2010.

 

The General Partner is not obligated to advance funds to the Partnership for operations or to fund Partnership advances to Local Partnerships, but may voluntarily do so from time to time. Accordingly during the year ended December 31, 2010, an affiliate of the General Partner advanced the Partnership approximately $63,000 to fund partnership operating expenses. The advances bore interest at prime plus 2% and incurred interest expense of approximately $3,000 for the year ended December 31, 2010, which is included in general and administrative expenses. During the year ended December 31, 2010, the Partnership repaid all outstanding advances and associated accrued interest of approximately $90,000 from a distribution received from the sale of the investment property owned by Tyrone Elderly. There were no advances during the year ended December 31, 2011. The Partnership may receive additional advances of funds from AIMCO Properties, L.P., although AIMCO Properties, L.P. is not obligated to provide such advances.  For more information on AIMCO Properties, L.P., including copies of its audited balance sheet, please see its reports filed with the Securities and Exchange Commission.

 

Aimco and its affiliates owned 437 limited partnership interests in the Partnership representing 1.85% of the outstanding interests at December 31, 2011. It is possible that Aimco or its affiliates will acquire additional limited partnership interests in the Partnership in exchange for cash or a combination of cash and units in AIMCO Properties, L.P., the operating partnership of Aimco, either through private purchases or tender offers. Pursuant to the Partnership Agreement, unitholders holding a majority of the limited partnership interests are entitled to take action with respect to a variety of matters, that include, but are not limited to, voting on certain amendments to the Partnership Agreement and voting to remove the General Partner. Although the General Partner owes fiduciary duties to the limited partners of the Partnership, the General Partner also owes fiduciary duties to Aimco as its sole stockholder. As a result, the duties of the General Partner, as general partner, to the Partnership and its limited partners may come into conflict with the duties of the General Partner to Aimco as its sole stockholder.

 

Neither of the General Partner’s directors is independent under the independence standards established for New York Stock Exchange listed companies as both directors are employed by the parent of the General Partner.

 

Item 14.    Principal Accounting Fees and Services.

 

The General Partner has reappointed Ernst & Young LLP as independent auditors to audit the financial statements of the Partnership for 2012.  The aggregate fees billed for services rendered by Ernst & Young LLP for 2011 and 2010 are described below.

 

Audit Fees.  Fees for audit services totaled approximately $32,000 and $38,000 for the years 2011 and 2010, respectively. Fees for audit services also include fees for the reviews of the Partnership’s Quarterly Reports on Form 10-Q.

 

Tax Fees.  Fees for tax services totaled approximately $20,000 for each of the years 2011 and 2010.

PART IV

 

 

Item 15.    Exhibits, Financial Statement Schedules.

 

(a)            The following financial statements are included in Item 8:

 

Balance Sheets – December 31, 2011 and 2010

 

     Statements of Operations - Years ended December 31, 2011 and 2010

 

Statements of Changes in Partners' Deficit - Years ended December 31, 2011 and 2010

 

     Statements of Cash Flows - Years ended December 31, 2011 and 2010

 

Notes to Financial Statements

 

Schedules are omitted for the reason that they are inapplicable or equivalent information has been included elsewhere herein.

 

(b)            Exhibits:

 

See Exhibit Index

 

The agreement included as an exhibit to this Form 10-K contain representations and warranties by each of the parties to the applicable agreement. These representations and warranties have been made solely for the benefit of the other parties to the applicable agreement and:

 

·         should not in all instances be treated as categorical statements of fact, but rather as a way of allocating the risk to one of the parties if those statements prove to be inaccurate;

 

·         have been qualified by disclosures that were made to the other party in connection with the negotiation of the applicable agreement, which disclosures are not necessarily reflected in the agreement;

 

·         may apply standards of materiality in a way that is different from what may be viewed as material to an investor; and

 

·         were made only as of the date of the applicable agreement or such other date or dates as may be specified in the agreement and are subject to more recent developments.

 

Accordingly, these representations and warranties may not describe the actual state of affairs as of the date they were made or at any other time. The Registrant acknowledges that, notwithstanding the inclusion of the foregoing cautionary statements, it is responsible for considering whether additional specific disclosures of material information regarding material contractual provisions are required to make the statements in this Form 10-K not misleading. Additional information about the Registrant may be found elsewhere in this Form 10-K and the Registrant’s other public filings, which are available without charge through the SEC’s website at http://www.sec.gov. 

 

                                     SIGNATURES

 

 

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

 

 

NATIONAL TAX CREDIT PARTNERS L.P.

 

(a California limited partnership)

 

 

 

By:   National Partnership Investments Corp.

 

      General Partner

 

 

Date: March 30, 2012

By:   /s/John Bezzant

 

      John Bezzant

 

      Executive Vice President

 

 

Date: March 30, 2012

By:   /s/Stephen B. Waters

 

      Stephen B. Waters

 

      Senior Director of Partnership Accounting

 

 

 

 

 

Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated.

 

/s/John Bezzant

Director and Executive Vice

Date: March 30, 2012

John Bezzant

President

 

 

 

 

/s/Ernest M. Freedman

Director and Executive Vice

Date: March 30, 2012

Ernest M. Freedman

President

 

 

 

/s/Stephen B. Waters

Senior Director of Partnership

Date: March 30, 2012

Stephen B. Waters

Accounting

 

NATIONAL TAX CREDIT PARTNERS, L.P.

EXHIBIT INDEX

 

 

Exhibit     Description of Exhibit

 

 

3           Partnership Agreement (herein incorporated by reference to the Partnership's Form S-11 Registration No. 33-27658).

 

10.1        Contract for Purchase and Sale of Partnership Interests, dated November 17, 2009, by and between National Tax Credit, Inc., a California corporation, National Tax Credit Partners, L.P., a California limited partnership, and Oswald Investments, L.C., an Iowa limited liability company, or its assign and Ted Oswald, individually or his assigns, incorporated by reference to the Current Report on Form 8-K dated November 17, 2009.

 

10.2        Contract for Purchase and Sale of Partnership Interests, dated November 17, 2009, by and between National Tax Credit, Inc., a California corporation, National Tax Credit Partners, L.P., a California limited partnership, and Oswald Investments, L.C., an Iowa limited liability company, or its assign and Ted Oswald, individually or his assigns, incorporated by reference to the Current Report on Form 8-K, dated November 17, 2009.

 

10.3        Assignment and Assumption Agreement, dated April 4, 2011, by and between National Tax Credit Partners, L.P., a California limited partnership; National Tax Credit, Inc., a California corporation; Rolling Hills, AGP LLC, a New Jersey limited liability company; RH-Michaels Investors, LLC, a New Jersey limited liability company; and Rolling Hills-Michaels, LLC, a New Jersey limited liability company, incorporated by reference to the Current Report on Form 8-K, dated May 25, 2011.

 

10.4        Assignment and Assumption Agreement, dated June 7, 2011, by and between National Tax Credit Partners, L.P., a California limited partnership; National Tax Credit, Inc., a California corporation; Tailored Management Services, LLC, an Idaho limited liability company and Marty D. Frantz, an individual, incorporated by reference to the Current Report on Form 8-K, dated June 7, 2011.

 

10.5        Assignment and Assumption Agreement, dated June 7, 2011, by and between National Tax Credit Partners, L.P., a California limited partnership; National Tax Credit, Inc., a California corporation; Tailored Management Services, LLC, an Idaho limited liability company and Marty D. Frantz, an individual, incorporated by reference to the Current Report on Form 8-K, dated June 7, 2011.

 

10.6        First Amendment to Amended and Restated Certificate and Agreement of Limited Partnership, dated June 15, 2011, by and between National Tax Credit Partners, L.P., a California limited partnership; National Tax Credit, Inc., a California corporation; Futura Development of Puerto Rico, Inc. a Puerto Rico corporation and Alta Helena Investment, Inc., a Puerto Rico corporation, incorporated by reference to the Current Report on Form 8-K, dated June 15, 2011.

 

31.1        Certification of equivalent of Chief Executive Officer pursuant to Securities Exchange Act Rules 13a-14(a)/15d-14(a), as Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

 

31.2        Certification of equivalent of Chief Financial Officer pursuant to Securities Exchange Act Rules 13a-14(a)/15d-14(a), as Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

 

32.1        Certification of the equivalent of the Chief Executive Officer and Chief Financial Officer pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

 

101         XBRL (Extensible Business Reporting Language). The following materials from National Tax Credit Partners, L.P.’s Annual Report on Form 10-K for the fiscal year ended December 31, 2011, formatted in XBRL: (i) balance sheets, (ii) statements of operations, (iii) statements of changes in partners’ deficit, (iv) statements of cash flows, and (v) notes to financial statements (1)

 

(1)         As provided in Rule 406T of Regulation S-T, this information is furnished and not filed for purposes of Sections 11 and 12 of the Securities Act of 1933 and Section 18 of the Securities Exchange Act of 1934.

 EX-31.1 2 ntcp1211_ex311.htm EXHIBIT 31.1 Exhibit 31

Exhibit 31.1

 

CERTIFICATION

 

I, John Bezzant, certify that:

1.    I have reviewed this annual report on Form 10-K of National Tax Credit Partners, L.P.;

2.    Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

 

3.    Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

 

4.    The registrant's other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)), for the registrant and have:

 

(a)   Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

 

(b)   Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

 

(c)   Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

 

(d)   Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

 

5.    The registrant's other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

 

(a)   All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

 

(b)   Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

 

Date: March 30, 2012

 

/s/John Bezzant

John Bezzant

Executive Vice President of National Partnership Investments Corp., equivalent of the chief executive officer of the Partnership

 EX-31.2 3 ntcp1211_ex312.htm EXHIBIT 31.2 Exhibit 31

Exhibit 31.2

CERTIFICATION

I, Stephen B. Waters, certify that:

1.    I have reviewed this annual report on Form 10-K of National Tax Credit Partners, L.P.;

2.    Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

 

3.    Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

 

4.    The registrant's other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)), for the registrant and have:

 

(a)   Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

 

(b)   Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

 

(c)   Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

 

(d)   Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

 

5.    The registrant's other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

 

(a)   All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

 

(b)   Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

 

Date: March 30, 2012

 

/s/Stephen B. Waters

Stephen B. Waters

Senior Director of Partnership Accounting of National Partnership Investments Corp., equivalent of the chief financial officer of the Partnership

EX-32.1 4 ntcp1211_ex321.htm EXHIBIT 32.1 Exhibit 32

Exhibit 32.1

 

 

Certification of CEO and CFO

Pursuant to 18 U.S.C. Section 1350,

As Adopted Pursuant to

Section 906 of the Sarbanes-Oxley Act of 2002

 

 

In connection with the Annual Report on Form 10-K of National Tax Credit Partners, L.P. (the "Partnership"), for the fiscal year ended December 31, 2011 as filed with the Securities and Exchange Commission on the date hereof (the "Report"), John Bezzant, as the equivalent of the chief executive officer of the Partnership, and Stephen B. Waters, as the equivalent of the chief financial officer of the Partnership, each hereby certifies, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that, to the best of his knowledge:

 

(1)   The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

 

(2)   The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Partnership.

 

 

      /s/John Bezzant

 

Name: John Bezzant

 

Date: March 30, 2012

 

 

 

      /s/Stephen B. Waters

 

Name: Stephen B. Waters

 

Date: March 30, 2012

 

This certification is furnished with this Report pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 and shall not be deemed filed by the Partnership for purposes of Section 18 of the Securities Exchange Act of 1934, as amended.

 EX-101.INS 5 ntcp-20111231.xml XBRL INSTANCE DOCUMENT 10-K 2011-12-31 false NATIONAL TAX CREDIT PARTNERS L P 0000847415 --12-31 23596 Smaller Reporting Company Yes No No 2011 FY 0000 0000 110000 135000 110000 135000 37000 35000 1139000 1260000 1176000 1295000 0000 0000 -529000 -530000 -537000 -630000 -1066000 -1160000 110000 135000 0000 0000 162000 187000 65000 85000 70000 72000 297000 344000 -297000 -344000 331000 16000 60000 103000 0000 3000 0000 -120000 0000 -32000 94000 -374000 1000 -4000 93000 -370000 3.93 -15.61 -526000 -260000 -786000 -4000 -370000 -374000 -530000 -630000 -1160000 1000 93000 94000 -529000 -537000 -1066000 0000 32000 0000 15000 0000 -46000 0000 120000 0000 -3000 -331000 -16000 2000 -42000 -121000 206000 0000 -1000 -356000 -109000 0000 247000 331000 16000 0000 3000 331000 266000 0000 63000 0000 -86000 -25000 134000 1000 0000 4000 0000 -23000 <!--egx--><p style="TEXT-ALIGN:justify; TEXT-INDENT:-44.7pt; MARGIN:0in 0in 0pt 45.6pt; tab-stops:45.6pt right 369.6pt"><b>Note 1 - Organization and Summary of Significant Accounting Policies</b></p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt"><u>Organization</u></p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt">&nbsp;</p> <p style="MARGIN:0in 0in 0pt">National Tax Credit Partners, L.P. (the "Partnership") was formed under the California Revised Limited Partnership Act and organized on March 7, 1989.&nbsp; The Partnership was formed to invest primarily in other limited partnerships (the &#147;Local Partnerships&#148;) which own and operate multifamily housing complexes that are eligible for low income housing tax credits or, in certain cases, for historic rehabilitation tax credits.&nbsp; The general partner of the Partnership (the "General Partner") is National Partnership Investments Corp., a California corporation ("NAPICO").&nbsp; The General Partner is a subsidiary of Apartment Investment and Management Company (&#147;Aimco&#148;), a publicly traded real estate investment trust. The business of the Partnership is conducted primarily by NAPICO.</p> <p style="TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:.8in">&nbsp;</p> <p style="TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:.8in">On January&nbsp;31, 2012, an affiliate of the General Partner entered into a management agreement with a third party management services company for the management of a portfolio of approximately 147 properties with 10,184 units held by entities, including the Partnership, in which Aimco and its affiliates have minority limited and general partner interests. On January&nbsp;31, 2012, an affiliate of the General Partner also entered into an option agreement with the management services company pursuant to which it granted the company the exclusive option, for a period ending on December&nbsp;27, 2013, to purchase the minority interests in the portfolio held by Aimco and its affiliates. Aimco expects the sale of such interests to be completed later this year, pending the satisfaction of certain closing conditions.</p> <p style="TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:.8in">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt">The Partnership originally registered 14,000 units, consisting of 28,000 Limited Partnership Interests ("LPI"), and warrants to purchase a maximum of 14,000 Additional Limited Partnership Interests ("ALPI").&nbsp; The term of the offering expired in June 1990, at which date the Partnership raised $59,749,000 from the sale of 16,336 LPI and warrants representing 7,563 ALPI.</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt">The General Partner has a 1% interest in operating profits and losses of the Partnership.&nbsp; The limited partners will be allocated the remaining 99% interest in proportion to their respective investments.</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt">The Partnership shall continue in full force and effect until December 31, 2029, unless terminated prior to that, pursuant to the partnership agreement or law.</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 8.4pt 0pt 0in">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:right 5.55in"><u>Basis of Presentation</u></p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:right 5.55in">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:right 5.55in">The accompanying financial statements have been prepared in conformity with accounting principles generally accepted in the United States.</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:right 5.55in">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:right 5.55in"><u>Reclassifications</u></p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:right 5.55in">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:right 5.55in">Certain reclassifications have been made to the 2010 balances to conform to the 2011 presentation.</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:right 5.55in">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:right 5.55in"><u>Subsequent Events</u></p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:right 5.55in">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:right 5.55in">The Partnership&#146;s management evaluated subsequent events through the time this Annual Report on Form 10-K was filed.</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:right 5.55in">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt"><u>Use of Estimates</u></p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt">The preparation of financial statements in conformity with accounting principles generally accepted in the United States requires management to make estimates and assumptions that affect the amounts reported in the financial statements and accompanying notes.&nbsp; Actual results could differ from those estimates.</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:right 5.55in">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt"><u>Method of Accounting for Investments in Local Partnerships</u></p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:right 5.55in">The investments in Local Partnerships are accounted for using the equity method.&nbsp; Acquisition, selection and other costs related to the acquisition of the projects acquired are capitalized as part of the investment accounts and are being amortized by the straight line method over the estimated lives of the underlying assets, which is generally 30 years.&nbsp; </p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt"><u>Abandoned Interests</u></p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt"><font style="LETTER-SPACING:-0.1pt">During the years ended December 31, 2011 and 2010, the number of Limited Partnership Interests decreased by 50 and 61 interests, respectively, due to limited partners abandoning their interests. In abandoning his or her Limited Partnership Interests, a limited partner relinquishes all right, title, and interest in the Partnership as of the date of abandonment. At December 31, 2011 and 2010, the Partnership had outstanding 23,596 and 23,646 limited partnership interests.</font></p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt"><u><font style="TEXT-DECORATION:none">&nbsp;</font></u></p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt"><u>Net Income (Loss) Per Limited Partnership Interest</u></p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt">Net income (loss) per limited partnership interest was computed by dividing the limited partners' share of net income (loss) by the number of limited partnership interests outstanding at the beginning of the year.&nbsp; The number of limited partnership interests used was 23,646 and 23,707 for the years ended December 31, 2011 and 2010, respectively.</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt"><u>Cash and Cash Equivalents</u></p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt">&nbsp;</p> <p style="MARGIN:0in 0in 0pt; tab-stops:46.2pt right 369.6pt">Cash and cash equivalents includes cash on hand and in bank accounts.&nbsp; At certain times, the amount of cash deposited at a bank may exceed the limit on insured deposits.&nbsp; The entire cash balances at December 31, 2011 and 2010 are maintained by an affiliated management company on behalf of affiliated entities in a cash concentration account.</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt"><u><font style="TEXT-DECORATION:none">&nbsp;</font></u></p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt"><u>Impairment of Long-Lived Assets</u></p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">The Partnership reviews its investments in long-lived assets to determine if there has been any impairment whenever events or changes in circumstances indicate that the carrying amount of the asset may not be recoverable.&nbsp; If the sum of the expected future cash flows is less than the carrying amount of the assets, the Partnership recognizes an impairment loss to the extent that the carrying value exceeds the estimated fair value. The Partnership recognized an impairment loss of $120,000 during the year ended December 31, 2010 (see Note 2). No adjustments for impairment of value were recorded during the year ended December 31, 2011.</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><u>Segment Reporting</u></p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">&nbsp;</p> <p style="MARGIN:0in 0in 0pt">Financial Accounting Standards Board Accounting Standards Codification (&#147;ASC&#148;) Topic 280-10, &#147;Segment Reporting&#148;, established standards for the way that public business enterprises report information about operating segments in annual financial statements and requires that those enterprises report selected information about operating segments in interim financial reports. ASC Topic 280-10 also established standards for related disclosures about products and services, geographic areas, and major customers. As defined in ASC Topic 280-10, the Partnership has only one reportable segment. </p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><u>Fair Value of Financial Instruments</u></p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><u><font style="TEXT-DECORATION:none">&nbsp;</font></u></p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt">ASC Topic 825, &#147;Financial Instruments&#148;, requires disclosure of fair value information about financial instruments whether or not recognized in the balance sheet, for which it is practicable to estimate fair value. Fair value is defined as the amount at which the instruments could be exchanged in a current transaction between willing parties, other than in a forced or liquidation sale. At December 31, 2011, the Partnership believes that the carrying amount of other assets and liabilities reported on the balance sheet that require such disclosure approximated their fair value due to the short-term maturity of these instruments. </p> <h6 style="TEXT-ALIGN:justify; tab-stops:57.0pt right 167.4pt 253.8pt 340.2pt 6.0in"><font style="TEXT-DECORATION:none; text-underline:none"><u>&nbsp;</u></font></h6> <h6 style="TEXT-ALIGN:justify; tab-stops:57.0pt right 167.4pt 253.8pt 340.2pt 6.0in"><u>Variable Interest Entities</u></h6> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt; tab-stops:57.0pt right 167.4pt 253.8pt 340.2pt 6.0in">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 4.5pt 0pt 0in">The Partnership consolidates any variable interest entities in which the Partnership holds a variable interest and is the primary beneficiary.<font style="LETTER-SPACING:-0.1pt"> Generally, a variable interest entity, or VIE, is an entity with one or more of the following characteristics: (a) the total equity investment at risk is not sufficient to permit the entity to finance its activities without additional subordinated financial support; (b) as a group the holders of the equity investment at risk lack (i) the ability to make decisions about an entity&#146;s activities through voting or similar rights, (ii) the obligation to absorb the expected losses of the entity, or (iii) the right to receive the expected residual returns of the entity; or (c) the equity investors have voting rights that are not proportional to their economic interests and substantially all of the entity&#146;s activities either involve, or are conducted on behalf of, an investor that has disproportionately few voting rights.&nbsp; The primary beneficiary of a VIE is generally the entity that has (a) the power to direct the activities of the VIE that most significantly impact the VIE&#146;s economic performance, and (b) the obligation to absorb losses or the right to receive benefits that could potentially be significant to the VIE.</font></p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LAYOUT-GRID-MODE:both">&nbsp;</font></p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">In determining whether it is the primary beneficiary of a VIE, the Partnership considers qualitative and quantitative factors, including, but not limited to: which activities most significantly impact the VIE&#146;s economic performance and which party controls such activities; the amount and characteristics of the Partnership&#146;s investment; the obligation or likelihood for the Partnership or other investors to provide financial support; and the similarity with and significance to the business activities of the Partnership and the other investors.&nbsp; Significant judgments related to these determinations include estimates about the current and future fair values and performance of real estate held by these VIEs and general market conditions. </p> <p style="MARGIN:0in 0in 0pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">At December 31, 2011 and 2010, the Partnership holds variable interests in five and nine VIEs, respectively, for which the Partnership is not the primary beneficiary. The Partnership has concluded, based on its qualitative consideration of the partnership agreement, the partnership structure and the role of the general partner in each of the Local Partnerships, that the general partner of each of the Local Partnerships is the primary beneficiary of the respective Local Partnership.&nbsp;In making this determination, the Partnership considered the following factors:</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt 0.25in">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:-0.25in; MARGIN:0in 0in 0pt 0.75in; tab-stops:.75in"><font style="FONT-FAMILY:Symbol">&#183;<font style="FONT:7pt 'Times New Roman'">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; </font></font>the general partners conduct and manage the business of the Local Partnerships;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:-0.25in; MARGIN:0in 0in 0pt 0.75in; tab-stops:.75in"><font style="FONT-FAMILY:Symbol">&#183;<font style="FONT:7pt 'Times New Roman'">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; </font></font>the general partners have the responsibility for and sole discretion over selecting a property management agent for the Local Partnerships&#146; underlying real estate properties;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:-0.25in; MARGIN:0in 0in 0pt 0.75in; tab-stops:.75in"><font style="FONT-FAMILY:Symbol">&#183;<font style="FONT:7pt 'Times New Roman'">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; </font></font>the general partners are responsible for approving operating and capital budgets for the properties owned by the Local Partnerships;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:-0.25in; MARGIN:0in 0in 0pt 0.75in; tab-stops:.75in"><font style="FONT-FAMILY:Symbol">&#183;<font style="FONT:7pt 'Times New Roman'">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; </font></font>the general partners are obligated to fund any recourse obligations of the Local Partnerships; </p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:-0.25in; MARGIN:0in 0in 0pt 0.75in; tab-stops:.75in"><font style="FONT-FAMILY:Symbol">&#183;<font style="FONT:7pt 'Times New Roman'">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; </font></font>the general partners are authorized to borrow funds on behalf of the Local Partnerships; and</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:-0.25in; MARGIN:0in 0in 0pt 0.75in; tab-stops:.75in"><font style="FONT-FAMILY:Symbol">&#183;<font style="FONT:7pt 'Times New Roman'">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; </font></font>the Partnership, as a limited partner in each of the Local Partnerships, does not have the ability to direct or otherwise significantly influence the activities of the Local Partnerships that most significantly impact such entities&#146; economic performance.</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">&nbsp;</p><font style="LAYOUT-GRID-MODE:line">The five VIEs at December 31, 2011 consist of Local Partnerships that are directly engaged in the ownership and management of five apartment properties with a total of 182 units. The Partnership is involved with those VIEs as a non-controlling limited partner equity holder. The Partnership&#146;s maximum exposure to loss as a result of its involvement with the unconsolidated VIEs is limited to the Partnership&#146;s recorded investments in and receivables from these VIEs, which was zero at December 31, 2011 and 2010. The Partnership may be subject to additional losses to the extent of any financial support that the Partnership voluntarily provides in the future<b>.</b></font> <!--egx--><p style="TEXT-ALIGN:justify; MARGIN:0in 27pt 0pt 0in"><b>Note 2 - Investments in and Advances to Local Partnerships</b></p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 27pt 0pt 0in; tab-stops:45.6pt right 369.6pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">At December 31, 2011, the Partnership holds limited partnership interests in five Local Partnerships, located in three states, that own residential projects consisting of 182 apartment units. At December 31, 2010 the Partnership held limited partnership interests in nine Local Partnerships, located in five states and Puerto Rico, that owned residential projects consisting of 534 apartment units. The general partners responsible for management of the Local Partnerships (the "Local Operating General Partners") are not affiliated with the General Partner of the Partnership, except as discussed below.&nbsp; </p> <p style="TEXT-ALIGN:justify; MARGIN:0in -1.8pt 0pt 0in; tab-stops:7.1in">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in -1.8pt 0pt 0in; tab-stops:508.5pt 7.1in">National Tax Credit, Inc. ("NTC"), an affiliate of the General Partner, typically serves either as a special limited partner or non-managing administrative general partner in which case it receives 0.01 percent of operating profits and losses of the Local Partnerships. NTC or another affiliate of the general partner may serve as the Local Operating General Partner of the Local Partnership in which case it is typically entitled to 0.09 percent of operating profits and losses of the respective Local Partnership.&nbsp; The Partnership is also generally entitled to receive 50 percent of the net cash flow generated by the Apartment Complexes, subject to repayment of any loans made to the Local Partnerships (including loans provided by NTC or an affiliate), repayment for funding of development deficit and operating deficit guarantees by the Local Operating General Partners or their affiliates (excluding NTC and its affiliates), and certain priority payments to the Local Operating General Partners other than NTC or its affiliates.</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">&nbsp;</p> <p style="MARGIN:0in 0in 0pt">The Partnership, as a limited partner, does not have a contractual relationship with the Local Partnerships or exercise control over the activities and operations, including refinancing or selling decisions, of the Local Partnerships that would require or allow for consolidation. Accordingly, the Partnership accounts for its investments in the Local Partnerships using the equity method. &nbsp;The Partnership is allocated profits and losses of the Local Partnerships based upon its respective ownership percentage (between 5% and 99%). The Partnership is allocated profits and losses and receives distributions from refinancings and sales in accordance with the Local Partnerships&#146; partnership agreements. These agreements usually limit the Partnership&#146;s distributions to an amount substantially less than its ownership percentage in the Local Partnership.&nbsp; </p> <p style="MARGIN:0in 0in 0pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">The individual investments are carried at cost plus the Partnership&#146;s share of the Local Partnership&#146;s profits less the Partnership&#146;s share of the Local Partnership&#146;s losses, distributions and impairment charges.&nbsp; However, since the Partnership is not legally liable for the obligations of the Local Partnerships, and is not otherwise committed to providing additional support to them, it does not recognize losses once its investment in each of the Local Partnerships reaches zero. Distributions from the Local Partnerships are accounted for as a reduction of the investment balances until the investment balance is reduced to zero. Subsequent distributions received are recognized as income in the statements of operations. During the year ended December 31, 2011 the Partnership received operating distributions of approximately $60,000 from four Local Partnerships in which it does not have an investment balance, which were recognized as income. During the year ended December 31, 2010, the Partnership received operating distributions of approximately $57,000 from three Local Partnerships in which it does not have an investment balance, which were recognized as income. During the year ended December 31, 2010, the Partnership received an operating distribution of approximately $15,000 from one Local Partnership in which it did have an investment balance, which was recognized as a reduction of the Partnership&#146;s investment balance. The Partnership also received distributions of approximately $247,000 from the same Local Partnership during the year ended December 31, 2010, from the sale of the Local Partnership&#146;s investment property in August 2010, of which approximately $201,000 was recognized as a reduction of the Partnership&#146;s investment balance and approximately $46,000 was recognized as income. </p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">At times, advances are made to Local Partnerships. Advances made by the Partnership to the individual Local Partnerships are considered part of the Partnership's investment in limited partnerships.&nbsp; Advances made to Local Partnerships for which the investment has been reduced to zero are charged to expense. There were no advances from the Partnership to the Local Partnerships during the year ended December 31, 2011 and 2010. While not obligated to make any advances to any of the Local Partnerships, the Partnership may make advances in order to protect its economic investment in the Local Partnerships. During the year ended December 31, 2010, the Partnership received repayment of an advance of approximately $3,000 from one Local Partnership, Tyrone Elderly. The repayment of advance was recognized as income on the statements of operations. No advances were repaid by Local Partnerships during the year ended December 31, 2011.</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">For those investments where the Partnership has determined that the carrying value of its investments approximates the estimated fair value of those investments, the Partnership&#146;s policy is to recognize equity in income of the Local Partnerships only to the extent of distributions received, and amortization of acquisition costs from those Local Partnerships. Therefore, the Partnership limits its recognition of equity earnings to the amount it expects to ultimately realize.</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt; tab-stops:30.65pt 63.85pt center 208.35pt 304.35pt left 370.35pt center 388.35pt 472.35pt">As of December 31, 2011 and 2010, the investment balance in the five and nine Local Partnerships, respectively, had been reduced to zero.</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><u>Blue</u><u> Lake</u></p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt">In 2003, the property owned by Blue Lake was sold without the consent or knowledge of the Partnership and without the requisite recapture bond. The Partnership filed an action against the Local Operating General Partner of the Local Partnership in 2003. Trial was scheduled for May 2008, however, the matter was settled prior to the trial date.&nbsp; The terms of the settlement agreement include a payment of $300,000 to be paid in quarterly installments. The first installment of $100,000 was received in July 2008 and was recognized as other income during the year ended December 31, 2008.&nbsp; The remaining installments of $50,000 each were due on a quarterly basis beginning September 30, 2008. On October 23, 2008, the Partnership obtained a judgment for approximately $1,000,000</p> <p style="MARGIN:0in 0in 0pt">against the Local Operating General Partner of the Local Partnership as a result of the unpaid September 30, 2008 installment. The Partnership is taking action to collect the judgment. The Partnership had no investment in the Blue Lake Local Partnership at December 31, 2011 and 2010. Under the terms of the Partnership Agreement, neither the Partnership nor the General Partner is subject to a liability to the limited partners of the Partnership for the amounts of Tax Credits at risk of recapture as a result of the recapture bond not being obtained at the time of the sale of the property. The limited partners will be responsible for any tax credit recapture liability on their respective income tax returns.</p> <p style="MARGIN:0in 0in 0pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><u>Grinnell</u><u> Park and North Liberty</u></p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">On January 22, 2010, the Partnership sold its limited partnership interests in two Local Partnerships, Grinnell Park Apartments and North Liberty Park, LP Apartments (&#147;Grinnell Park&#148; and &#147;North Liberty&#148;, respectively) for a total sales price of $16,000, which was recognized as gain from sales of limited partnership interests in Local Partnerships during the year ended December 31, 2010. The Partnership&#146;s investment balance in both Grinnell Park and North Liberty was zero at December 31, 2011 and 2010.</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><u><font style="TEXT-DECORATION:none">&nbsp;</font></u></p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><u>Tyrone Elderly</u></p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><u><font style="TEXT-DECORATION:none">&nbsp;</font></u></p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">On August 25, 2010, a Local Partnership, Tyrone Elderly Limited Partnership (&#147;Tyrone Elderly&#148;), sold its investment property to a third party for a total sales price of approximately $2,800,000. The mortgage was assumed by the buyer.&nbsp;The Partnership received distributions of approximately $247,000 from the sale proceeds, of which approximately $201,000 was recognized as a reduction of investment balance and approximately $46,000 was recognized as income during the year ended December 31, 2010. Prior to the sale, the Partnership determined that the carrying amount of its limited partnership investment in Tyrone Elderly exceeded the estimated distribution the Partnership expected to receive from the sale and recognized an impairment loss of $120,000 during the year ended December 31, 2010. The Partnership also recognized equity in loss and amortization of acquisition costs of approximately $32,000 from Tyrone Elderly during the year ended December 31, 2010. The Partnership&#146;s investment balance in Tyrone Elderly was zero at December 31, 2011 and 2010.</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><u>Rolling Hills</u></p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">On May 25, 2011, the Partnership sold its limited partnership interest in Rolling Hills Apartments, LP, a Local Partnership, for a sales price of $300,000, which was recognized as gain from sales of limited partnership interests in Local Partnerships during the year ended December 31, 2011. The Partnership&#146;s investment balance in Rolling Hills was zero at December 31, 2011 and 2010.</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><u>Apple Tree and Kimberly Court</u></p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">On June 7, 2011, the Partnership sold its limited partnership interest in two Local Partnerships, Apple Tree Associates and Kimberly Court Associates (&#147;Apple Tree&#148; and &#147;Kimberly Court&#148;, respectively) for a total sales price of $6,000, which was recognized as gain from sales of limited partnership interests in Local Partnerships during the year ended December 31, 2011. The Partnership&#146;s investment balance in both Apple Tree and Kimberly Court was zero at December 31, 2011 and 2010.</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><b><u><font style="TEXT-DECORATION:none">&nbsp;</font></u></b></p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><u>Torres del Plata I </u></p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">On June 15, 2011, the Partnership sold its limited partnership interest in Torres del Plata I LP, a Local Partnership, for a sales price of approximately $25,000, which was recognized as gain from sales of limited partnership interests in Local Partnerships during the year ended December 31, 2011. The Partnership&#146;s investment balance in Torres del Plata I was zero at December 31, 2011 and 2010.</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><u>Investee Data</u></p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">The Partnership&#146;s recorded value of its investments and its equity in the income/losses and distributions from the Local Partnerships are individually not material to the overall financial position of the Partnership. The financial information from the unaudited combined financial statements for Grand Meadows, the only remaining investment in Local Partnership for which information is available, for the years ended December 31, 2011 and 2010 and for each of the two years in the period then ended, is presented below. (2010 amounts exclude the operations of Tyrone Elderly due to the sale of its investment property in August 2010, Grinnell Park and North Liberty for which the Partnership sold its interests in January 2010 and in addition both 2011 and 2010 amounts exclude the operations of Rolling Hills for which the Partnership sold its interest in May 2011, Apple Tree, Kimberly Court and Torres de Plata I for which the Partnership sold its interests in June 2011 and Summit I, II and III and Glenark Landing, for which no information is available) (in thousands):</p> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">&nbsp;</p> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">CONDENSED BALANCE SHEETS</p> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">OF THE LOCAL PARTNERSHIP</p> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">(in thousands)</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">&nbsp;</p> <table style="BORDER-COLLAPSE:collapse" cellpadding="0" cellspacing="0"> <tr style="HEIGHT:12.25pt"> <td width="325" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:243.75pt; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;</p></td> <td width="300" colspan="2" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:225pt; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">At December 31,</p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="325" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:243.75pt; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;</p></td> <td width="156" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:117pt; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">2011</p></td> <td width="144" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:1.5in; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">2010</p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="325" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:243.75pt; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">Assets:</p></td> <td width="156" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:117pt; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><u>(Unaudited)</u></p></td> <td width="144" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:1.5in; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><u>(Unaudited)</u></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="325" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:243.75pt; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;Land</p></td> <td width="156" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:117pt; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">$&nbsp; &nbsp;&nbsp;112</p></td> <td width="144" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:1.5in; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">$&nbsp; &nbsp;&nbsp;112</p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="325" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:243.75pt; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;Buildings and improvements</p></td> <td width="156" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:117pt; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">&nbsp; &nbsp;3,616</p></td> <td width="144" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:1.5in; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">&nbsp; &nbsp;3,607</p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="325" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:243.75pt; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;Accumulated depreciation</p></td> <td width="156" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:117pt; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">&nbsp; <u>&nbsp;(2,094</u>)</p></td> <td width="144" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:1.5in; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">&nbsp; <u>&nbsp;(2,013</u>)</p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="325" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:243.75pt; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp; Investment property</p></td> <td width="156" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:117pt; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">&nbsp; &nbsp;1,634</p></td> <td width="144" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:1.5in; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">&nbsp; &nbsp;1,706</p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="325" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:243.75pt; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;Other assets</p></td> <td width="156" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:117pt; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">&nbsp;<u>&nbsp; &nbsp;&nbsp;141</u></p></td> <td width="144" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:1.5in; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">&nbsp;<u>&nbsp; &nbsp;&nbsp;145</u></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="325" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:243.75pt; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">Total Assets</p></td> <td width="156" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:117pt; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">$<u style="text-underline:double"> &nbsp;1,775</u><u style="text-underline:double"></u></p></td> <td width="144" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:1.5in; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">$<u style="text-underline:double"> &nbsp;1,851</u><u style="text-underline:double"></u></p></td></tr> <tr style="HEIGHT:10.1pt"> <td width="325" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:243.75pt; PADDING-RIGHT:0.75pt; HEIGHT:10.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;</p></td> <td width="156" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:117pt; PADDING-RIGHT:0in; HEIGHT:10.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">&nbsp;</p></td> <td width="144" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:1.5in; PADDING-RIGHT:0in; HEIGHT:10.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">&nbsp;</p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="325" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:243.75pt; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">Liabilities and Partner's Deficit:</p></td> <td width="156" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:117pt; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">&nbsp;</p></td> <td width="144" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:1.5in; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">&nbsp;</p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="325" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:243.75pt; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp; Liabilities:</p></td> <td width="156" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:117pt; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">&nbsp;</p></td> <td width="144" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:1.5in; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">&nbsp;</p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="325" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:243.75pt; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp; Mortgages notes payable</p></td> <td width="156" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:117pt; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">$&nbsp; 1,549</p></td> <td width="144" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:1.5in; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">$&nbsp; 1,596</p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="325" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:243.75pt; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp; Other liabilities</p></td> <td width="156" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:117pt; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">&nbsp;<u>&nbsp;&nbsp;&nbsp; 459</u></p></td> <td width="144" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:1.5in; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">&nbsp;<u>&nbsp;&nbsp;&nbsp; 446</u></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="325" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:243.75pt; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp; Total liabilities</p></td> <td width="156" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:117pt; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">&nbsp;<u>&nbsp;&nbsp;2,008</u></p></td> <td width="144" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:1.5in; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">&nbsp;<u>&nbsp;&nbsp;2,042</u></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="325" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:243.75pt; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp; Partner's deficit</p></td> <td width="156" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:117pt; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">&nbsp; <u>&nbsp;&nbsp;&nbsp;(233</u>)</p></td> <td width="144" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:1.5in; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">&nbsp; <u>&nbsp;&nbsp;&nbsp;(191</u>)</p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="325" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:243.75pt; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">Total Liabilities and Partner&#146;s Deficit</p></td> <td width="156" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:117pt; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">$<u style="text-underline:double"> &nbsp;1,775</u><u style="text-underline:double"></u></p></td> <td width="144" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:1.5in; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">$<u style="text-underline:double"> &nbsp;1,851</u><u style="text-underline:double"></u></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="325" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:243.75pt; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;</p></td> <td width="156" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:117pt; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><u style="text-underline:double"><font style="TEXT-DECORATION:none">&nbsp;</font></u></p></td> <td width="144" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:1.5in; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><u style="text-underline:double"><font style="TEXT-DECORATION:none">&nbsp;</font></u></p></td></tr></table> <p style="MARGIN:0in 0in 0pt">&nbsp;</p> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">CONDENSED RESULTS OF OPERATIONS</p> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">OF THE LOCAL PARTNERSHIP</p> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">(in thousands)</p> <p style="MARGIN:0in 0in 0pt">&nbsp;</p> <table style="BORDER-COLLAPSE:collapse" cellpadding="0" cellspacing="0"> <tr style="PAGE-BREAK-INSIDE:avoid; HEIGHT:12.25pt"> <td width="301" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:225.75pt; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;</p></td> <td width="300" colspan="2" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:225pt; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">Years Ended December 31,</p></td></tr> <tr style="HEIGHT:0.2in"> <td width="301" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:225.75pt; PADDING-RIGHT:0.75pt; HEIGHT:0.2in; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt"> <p style="MARGIN:0in 0in 0pt">&nbsp;</p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:112.5pt; PADDING-RIGHT:0in; HEIGHT:0.2in; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">2011</p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:112.5pt; PADDING-RIGHT:0.75pt; HEIGHT:0.2in; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">2010</p></td></tr> <tr style="HEIGHT:0.2in"> <td width="301" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:225.75pt; PADDING-RIGHT:0.75pt; HEIGHT:0.2in; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;</p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:112.5pt; PADDING-RIGHT:0in; HEIGHT:0.2in; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><u>Unaudited</u></p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:112.5pt; PADDING-RIGHT:0.75pt; HEIGHT:0.2in; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><u>Unaudited</u></p></td></tr> <tr style="HEIGHT:0.2in"> <td width="301" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:225.75pt; PADDING-RIGHT:0.75pt; HEIGHT:0.2in; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">Revenues:</p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:112.5pt; PADDING-RIGHT:0in; HEIGHT:0.2in; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="bottom"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">&nbsp;</p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:112.5pt; PADDING-RIGHT:0.75pt; HEIGHT:0.2in; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">&nbsp;</p></td></tr> <tr style="HEIGHT:0.2in"> <td width="301" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:225.75pt; PADDING-RIGHT:0.75pt; HEIGHT:0.2in; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp; Rental and other income</p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:112.5pt; PADDING-RIGHT:0in; HEIGHT:0.2in; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; $<u> &nbsp;&nbsp;463</u></p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:112.5pt; PADDING-RIGHT:0.75pt; HEIGHT:0.2in; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; $<u> &nbsp;&nbsp;484</u></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="301" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:225.75pt; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">Expenses:</p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:112.5pt; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;</p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:112.5pt; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;</p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="301" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:225.75pt; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp; Operating </p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:112.5pt; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; &nbsp;&nbsp;265</p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:112.5pt; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; &nbsp;&nbsp;282</p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="301" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:225.75pt; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp; Interest</p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:112.5pt; PADDING-RIGHT:0in; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; &nbsp;&nbsp;157</p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:112.5pt; PADDING-RIGHT:0.75pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; &nbsp;&nbsp;161</p></td></tr> <tr style="HEIGHT:0.2in"> <td width="301" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:225.75pt; PADDING-RIGHT:0.75pt; HEIGHT:0.2in; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp; Depreciation and amortization</p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:112.5pt; PADDING-RIGHT:0in; HEIGHT:0.2in; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; <u>&nbsp;&nbsp;&nbsp;&nbsp;83</u></p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:112.5pt; PADDING-RIGHT:0.75pt; HEIGHT:0.2in; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; <u>&nbsp;&nbsp;&nbsp;&nbsp;96</u></p></td></tr> <tr style="HEIGHT:0.2in"> <td width="301" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:225.75pt; PADDING-RIGHT:0.75pt; HEIGHT:0.2in; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Total expenses</p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:112.5pt; PADDING-RIGHT:0in; HEIGHT:0.2in; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; <u>&nbsp;&nbsp;&nbsp;505</u></p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:112.5pt; PADDING-RIGHT:0.75pt; HEIGHT:0.2in; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt" valign="bottom"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; &nbsp;<u>&nbsp;&nbsp;&nbsp;539</u></p></td></tr> <tr style="HEIGHT:0.2in"> <td width="301" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:225.75pt; PADDING-RIGHT:0.75pt; HEIGHT:0.2in; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt"> <p style="MARGIN:0in 0in 0pt">Loss from continuing operations</p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0in; WIDTH:112.5pt; PADDING-RIGHT:0in; HEIGHT:0.2in; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; $<u style="text-underline:double">&nbsp; &nbsp;(42</u>)</p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:0.75pt; WIDTH:112.5pt; PADDING-RIGHT:0.75pt; HEIGHT:0.2in; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0.75pt"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; $<u style="text-underline:double">&nbsp; &nbsp;(55</u>)</p></td></tr></table> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 300.6pt 369.6pt 6.05in">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt 0.9pt; tab-stops:.8in right 300.6pt 369.6pt 6.05in"><u>Real Estate and Accumulated Depreciation of Local Partnerships</u></p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt; tab-stops:.8in right 300.6pt 369.6pt 6.05in">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt; tab-stops:.8in right 300.6pt 369.6pt 6.05in">The following is an unaudited summary of real estate, accumulated depreciation and encumbrances of the Local Partnerships (in thousands &#150; unaudited):</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt; tab-stops:.8in right 300.6pt 369.6pt 6.05in">&nbsp;</p> <table style="MARGIN:auto auto auto 0.9pt; BORDER-COLLAPSE:collapse" cellpadding="0" cellspacing="0"> <tr style="HEIGHT:12.25pt"> <td width="186" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:139.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="384" colspan="4" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:4in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><font style="LETTER-SPACING:-1.1pt">Gross Amount At Which Carried</font></p></td> <td width="108" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:81pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="186" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:139.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="180" colspan="2" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:135pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><font style="LETTER-SPACING:-1.1pt">at December 31, 2011 (1)</font></p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="108" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:81pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="186" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:139.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="180" colspan="2" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:135pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><font style="LETTER-SPACING:-1.1pt">(in thousands)</font></p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="108" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:81pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="186" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:139.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="84" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:63pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="96" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="108" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:81pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="186" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:139.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="84" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:63pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="96" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><font style="LETTER-SPACING:-1.1pt">Buildings</font></p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="108" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:81pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="186" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:139.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="84" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:63pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="96" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><font style="LETTER-SPACING:-1.1pt">And </font></p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="108" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:81pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="186" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:139.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="84" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:63pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="96" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><font style="LETTER-SPACING:-1.1pt">Related</font></p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="108" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:81pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="186" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:139.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><font style="LETTER-SPACING:-0.1pt">Mortgage</font></p></td> <td width="84" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:63pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="96" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><font style="LETTER-SPACING:-1.1pt">Personal</font></p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="108" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:81pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><font style="LETTER-SPACING:-1.1pt">Accumulated</font></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="186" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:139.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><u><font style="LETTER-SPACING:-1.1pt">Description</font></u></p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><u><font style="LETTER-SPACING:-0.1pt">Notes</font></u></p></td> <td width="84" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:63pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><u><font style="LETTER-SPACING:-1.1pt">Land</font></u></p></td> <td width="96" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><u><font style="LETTER-SPACING:-1.1pt">Property</font></u></p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><u><font style="LETTER-SPACING:-1.1pt">Total</font></u></p></td> <td width="108" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:81pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><u><font style="LETTER-SPACING:-1.1pt">Depreciation</font></u></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="186" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:139.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><font style="LETTER-SPACING:-0.1pt">&nbsp;</font></p></td> <td width="84" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:63pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="96" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td> <td width="108" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:81pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><font style="LETTER-SPACING:-1.1pt">&nbsp;</font></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="186" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:139.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">Glenark Apts. (A)</p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in"><font style="LETTER-SPACING:-0.1pt">&nbsp;$&nbsp;&nbsp;&nbsp; --</font></p></td> <td width="84" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:63pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1pt">$&nbsp;&nbsp;&nbsp;&nbsp; --</font></p></td> <td width="96" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in"><font style="LETTER-SPACING:-0.1pt">&nbsp;$&nbsp;&nbsp;&nbsp; --</font></p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in"><font style="LETTER-SPACING:-0.1pt">&nbsp;$&nbsp;&nbsp;&nbsp; --</font></p></td> <td width="108" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:81pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in"><font style="LETTER-SPACING:-0.1pt">&nbsp;$&nbsp;&nbsp;&nbsp; --</font></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="186" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:139.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">Grand Meadows Apts.</p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp; 1,549</font></p></td> <td width="84" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:63pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in">&nbsp;&nbsp;&nbsp; 112</p></td> <td width="96" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp; 3,616</font></p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp; 3,728</font></p></td> <td width="108" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:81pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp; 2,094</font></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="186" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:139.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in -9.6pt 0pt 0in">Summit I Apts. (A)</p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; --</font></p></td> <td width="84" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:63pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; --</font></p></td> <td width="96" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; --</font></p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; --</font></p></td> <td width="108" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:81pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; --</font></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="186" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:139.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">Summit II Apts. (A)</p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; --</font></p></td> <td width="84" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:63pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; --</font></p></td> <td width="96" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; --</font></p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; --</font></p></td> <td width="108" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:81pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; --</font></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="186" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:139.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">Summit III Apts. (A)</p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in"><font style="LETTER-SPACING:-0.1pt">&nbsp; <u>&nbsp;&nbsp;&nbsp;&nbsp;--</u></font></p></td> <td width="84" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:63pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-1pt">&nbsp;<u>&nbsp;&nbsp;&nbsp;&nbsp; --</u></font></p></td> <td width="96" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in"><font style="LETTER-SPACING:-0.1pt">&nbsp; <u>&nbsp;&nbsp;&nbsp;&nbsp;--</u></font></p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in"><font style="LETTER-SPACING:-0.1pt">&nbsp; <u>&nbsp;&nbsp;&nbsp;&nbsp;--</u></font></p></td> <td width="108" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:81pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in"><font style="LETTER-SPACING:-0.1pt">&nbsp; <u>&nbsp;&nbsp;&nbsp;&nbsp;--</u></font></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="186" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:139.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">&nbsp;</p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;$<u style="text-underline:double"> 1,549</u></font></p></td> <td width="84" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:63pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">$<u style="text-underline:double">&nbsp;&nbsp; 112</u></font></p></td> <td width="96" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;$<u style="text-underline:double"> 3,616</u></font></p></td> <td width="102" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:76.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;$<u style="text-underline:double"> 3,728</u></font></p></td> <td width="108" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:81pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;$<u style="text-underline:double"> 2,094</u></font></p></td></tr></table> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:.8in right 300.6pt 369.6pt 6.05in">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:.8in right 300.6pt 369.6pt 6.05in">(A) Information is not available for this entity.</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:.8in right 300.6pt 369.6pt 6.05in">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:-22.5pt; MARGIN:0in 0in 0pt 22.5pt; tab-stops:.8in right 300.6pt 369.6pt 6.05in">(1) All amounts are unaudited.<font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; </font></p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt -0.25in; tab-stops:.8in right 300.6pt 369.6pt 6.05in"><font style="LETTER-SPACING:-0.1pt">&nbsp;</font></p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><u><font style="LETTER-SPACING:-0.1pt">Reconciliation of real estate</font></u><font style="LETTER-SPACING:-0.1pt"> (in thousands)</font></p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;</font></p> <table style="MARGIN:auto auto auto 0.9pt; BORDER-COLLAPSE:collapse" cellpadding="0" cellspacing="0"> <tr style="HEIGHT:12.25pt"> <td width="258" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:193.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">&nbsp;</p></td> <td width="336" colspan="2" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3.5in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">Years Ended December 31,</p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="258" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:193.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">&nbsp;</p></td> <td width="174" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:130.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">2011</p></td> <td width="162" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:121.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">2010</p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="258" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:193.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">&nbsp;</p></td> <td width="174" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:130.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><u>(Unaudited)</u></p></td> <td width="162" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:121.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><u>(Unaudited)</u></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="258" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:193.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">Balance at beginning of year</p></td> <td width="174" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:130.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; $ &nbsp;3,719</p></td> <td width="162" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:121.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; $ 3,709</p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="258" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:193.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">Improvements during the year</p></td> <td width="174" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:130.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 9</p></td> <td width="162" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:121.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; &nbsp;10</p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="258" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:193.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">Disposals</p></td> <td width="174" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:130.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; <u>&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;--</u></p></td> <td width="162" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:121.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; <u>&nbsp;&nbsp;&nbsp;&nbsp;--</u></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="258" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:193.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">Balance at end of year</p></td> <td width="174" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:130.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; $<u style="text-underline:double">&nbsp; 3,728</u></p></td> <td width="162" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:121.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; $<u style="text-underline:double"> 3,719</u></p></td></tr></table> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 369.6pt">&nbsp;</p> <p style="MARGIN:0in 0in 0pt">&nbsp;</p> <p style="MARGIN:0in 0in 0pt"><u><font style="LETTER-SPACING:-0.1pt">Reconciliation of accumulated depreciation</font></u><font style="LETTER-SPACING:-0.1pt"> (in thousands)</font></p> <p style="TEXT-INDENT:0.5in; MARGIN:0in 0in 0pt 0.5in">&nbsp;</p> <table style="MARGIN:auto auto auto 5.4pt; BORDER-COLLAPSE:collapse" cellpadding="0" cellspacing="0"> <tr style="HEIGHT:12.25pt"> <td width="288" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">&nbsp;</p></td> <td width="318" colspan="2" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:238.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">Years Ended December 31,</p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="288" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">&nbsp;</p></td> <td width="168" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.75in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">2011</p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:112.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center">2010</p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="288" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">&nbsp;</p></td> <td width="168" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.75in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><u>(Unaudited)</u></p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:112.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><u>(Unaudited)</u></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="288" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">Balance at beginning of year</p></td> <td width="168" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.75in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp; $ &nbsp;2,013</p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:112.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; $ 1,919</p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="288" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">Depreciation expense for the year</p></td> <td width="168" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.75in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 81</p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:112.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; &nbsp;&nbsp;&nbsp;94</p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="288" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">Disposals</p></td> <td width="168" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.75in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; <u>&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;--</u></p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:112.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; <u>&nbsp;&nbsp;&nbsp;&nbsp;--</u></p></td></tr> <tr style="HEIGHT:12.25pt"> <td width="288" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">Balance at end of year</p></td> <td width="168" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.75in; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp; $<u style="text-underline:double">&nbsp; 2,094</u></p></td> <td width="150" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:112.5pt; PADDING-RIGHT:5.4pt; HEIGHT:12.25pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; $<u style="text-underline:double"> 2,013</u></p></td></tr></table> <!--egx--><p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 300.6pt 369.6pt 6.05in"><b>Note 3 - Transactions with Affiliated Parties </b></p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 300.6pt 369.6pt 6.05in">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 300.6pt 369.6pt 6.05in">Under the terms of the Amended and Restated Agreement of the Limited Partnership, the Partnership is obligated to the General Partner for the following fees:</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 300.6pt 369.6pt 6.05in">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 300.6pt 369.6pt 6.05in">(a) An annual Partnership management fee in an amount equal to 0.5 percent of invested assets (as defined in the Partnership Agreement) as of the beginning of the year is payable to the General Partner. For the years ended December 31, 2011 and 2010, approximately $162,000 and $187,000, respectively, has been expensed. During the year ended December 31, 2011, approximately $130,000 of partnership management fees were paid from the proceeds received from the Partnership&#146;s sale of its limited partnership interest in Rolling Hills. There were no payments made during the year ended December 31, 2010. At December 31, 2011 and 2010, approximately $1,139,000 and $1,107,000, respectively, is owed to the General Partner and is included in accrued fees due to affiliates.&nbsp; </p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:.8in right 300.6pt 369.6pt 6.05in">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:.8in right 300.6pt 369.6pt 6.05in">(b) A property disposition fee is payable to the General Partner in an amount equal to the lesser of (i) one-half of the competitive real estate commission that would have been charged by unaffiliated third parties providing comparable services in the area where the apartment complex is located, or (ii) 3 percent of the sales price received in connection with the sale or disposition of the apartment complex or local partnership interest, but in no event will the property disposition fee and all amounts payable to unaffiliated real estate brokers in connection with any such sale exceed in the aggregate, the lesser of the competitive rate (as described above) or 6 percent of such sale price.&nbsp; Receipt of the property disposition fee will be subordinated to the distribution of sale or refinancing proceeds by the Partnership until the limited partners have received distributions from sale or refinancing proceeds in an aggregate amount equal to (i) their 10 percent priority return for any year not theretofore satisfied (as defined in the partnership agreement) and (ii) an amount equal to the aggregate adjusted investment (as defined in the partnership agreement) of the limited partners.&nbsp; No disposition fees have been paid.</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 300.6pt 369.6pt 6.05in">(c) The Partnership reimburses NAPICO for certain expenses.&nbsp; The reimbursement expense was approximately $41,000 and $59,000 for the years ended December 31, 2011 and 2010, respectively, and is included in general and administrative expenses. During the years ended December 31, 2011 and 2010, approximately $194,000 and $40,000, respectively, of </p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt; tab-stops:.8in right 300.6pt 369.6pt 6.05in">reimbursements were paid to NAPICO. At December 31, 2011 and 2010, zero and approximately $153,000, respectively, is owed to NAPICO and is included in accrued fees due to affiliates.</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:.8in right 300.6pt 369.6pt 6.05in">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">As of December 31, 2011, the fees due to the General Partner exceeded the Partnership&#146;s cash. The Partnership Agreement provides that the fees and advances due to the General Partner may only be paid from the Partnership&#146;s available cash, however, the Partnership still remains liable for all such amounts.</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:.8in right 300.6pt 369.6pt 6.05in">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:.8in right 300.6pt 369.6pt 6.05in">NTC, or another affiliate of the General Partner, is the Local Operating General Partner in three of the Partnership's five Local Partnerships.&nbsp; In addition, NTC is either a special limited partner or an administrative general partner in each Local Partnership.</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:45.6pt right 300.6pt 369.6pt 6.05in">An affiliate of the General Partner managed one property owned by a Local Partnership, Tyrone Elderly, during the year ended December 31, 2010.&nbsp; The Local Partnership paid the affiliate property management fees in the amount of 5 percent of their gross rental revenues.&nbsp; The amount paid was approximately $26,000 for the year ended December 31, 2010. Tyrone Elderly sold its investment property on August 25, 2010.</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">The General Partner is not obligated to advance funds to the Partnership for operations or to fund Partnership advances to Local Partnerships, but may voluntarily do so from time to time. Accordingly during the year ended December 31, 2010, an affiliate of the General Partner advanced the Partnership approximately $63,000 to fund partnership operating expenses. The advances bore interest at prime plus 2% and incurred interest expense of approximately $3,000 for the year ended December 31, 2010, which is included in general and administrative expenses. During the year ended December 31, 2010, the Partnership repaid all outstanding advances and associated accrued interest of approximately $90,000 from a distribution received from the sale of the investment property owned by Tyrone Elderly. There were no advances during the year ended December 31, 2011. The Partnership may receive additional advances of funds from AIMCO Properties, L.P., although AIMCO Properties, L.P. is not obligated to provide such advances.&nbsp; For more information on AIMCO Properties, L.P., including copies of its audited balance sheet, please see its reports filed with the Securities and Exchange Commission.</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt">Aimco and its affiliates owned 437 limited partnership interests in the Partnership representing 1.85% of the outstanding interests at December 31, 2011. It is possible that Aimco or its affiliates will acquire additional limited partnership interests in the Partnership in exchange for cash or a combination of cash and units in AIMCO Properties, L.P., the operating partnership of Aimco, either through private purchases or tender offers. Pursuant to the Partnership Agreement, unitholders holding a majority of the limited partnership interests are entitled to take action with respect to a variety of matters, that include, but are not limited to, voting on certain amendments to the Partnership Agreement and voting to remove the General Partner. Although the General Partner owes fiduciary duties to the limited partners of the Partnership, the General Partner also owes fiduciary duties to Aimco as its sole stockholder. As a result, the duties of the General Partner, as general partner, to the Partnership and its limited partners may come into conflict with the duties of the General Partner to Aimco as its sole stockholder.</p> <!--egx--><p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:.8in right 300.6pt 369.6pt 6.05in"><b>Note 5 - Contingencies</b></p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:.8in right 300.6pt 369.6pt 6.05in">&nbsp;</p> <p style="MARGIN:0in 0in 0pt; tab-stops:.5in">The General Partner is involved in various lawsuits arising from transactions in the ordinary course of business. In the opinion of management and the General Partner, the claims will not result in any material liability to the Partnership.</p> <!--egx--><p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:.8in right 300.6pt 369.6pt 6.05in"><b>Note 4 - Income Taxes</b></p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:.8in right 300.6pt 369.6pt 6.05in">&nbsp;</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:.8in right 300.6pt 369.6pt 6.05in">The Partnership is not taxed on its income.&nbsp; The partners are taxed in their individual capacities based on their distributive share of the Partnership&#146;s taxable income or loss and are allowed the benefits to be derived from off-setting their distributive share of</p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:.8in right 300.6pt 369.6pt 6.05in">the tax losses against taxable income from other sources subject to passive loss limitations.&nbsp; The taxable income or loss differs from amounts included in the statements of operations because different methods are used in determining the losses of the Local Partnerships as discussed below.&nbsp; The tax loss is allocated to the partner groups in accordance with Section 704 (b) of the Internal Revenue Code and therefore is not necessarily proportionate to the interest percentage owned.&nbsp; </p> <p style="TEXT-ALIGN:justify; TEXT-INDENT:0.9pt; MARGIN:0in 0in 0pt; tab-stops:.8in right 300.6pt 369.6pt 6.05in">&nbsp;</p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">A reconciliation follows:(in thousands, except per limited partnership interest):</font></p> <p style="TEXT-ALIGN:justify; LINE-HEIGHT:10pt; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;</font></p> <table style="BORDER-COLLAPSE:collapse" cellpadding="0" cellspacing="0"> <tr style="PAGE-BREAK-INSIDE:avoid; HEIGHT:15.1pt"> <td width="379" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3.95in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;</font></p></td> <td width="240" colspan="2" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:2.5in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><font style="LETTER-SPACING:-0.1pt">Years Ended December 31,</font></p></td></tr> <tr style="PAGE-BREAK-INSIDE:avoid; HEIGHT:15.1pt"> <td width="379" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3.95in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;</font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><u><font style="LETTER-SPACING:-0.1pt">2011</font></u></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><u><font style="LETTER-SPACING:-0.1pt">2010</font></u></p></td></tr> <tr style="PAGE-BREAK-INSIDE:avoid; HEIGHT:15.1pt"> <td width="379" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3.95in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;</font></p></td> <td width="240" colspan="2" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:2.5in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><font style="LETTER-SPACING:-0.1pt">&nbsp;</font></p></td></tr> <tr style="PAGE-BREAK-INSIDE:avoid; HEIGHT:15.1pt"> <td width="379" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3.95in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">Net income (loss) per financial statements</font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in"><font style="LETTER-SPACING:-0.1pt">&nbsp; $&nbsp;&nbsp; &nbsp;&nbsp;94</font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in"><font style="LETTER-SPACING:-0.1pt">&nbsp; $&nbsp;&nbsp; (374)</font></p></td></tr> <tr style="PAGE-BREAK-INSIDE:avoid; HEIGHT:15.1pt"> <td width="379" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3.95in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt 9pt"><font style="LETTER-SPACING:-0.1pt">Partnership fees</font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 129</font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 187</font></p></td></tr> <tr style="PAGE-BREAK-INSIDE:avoid; HEIGHT:15.1pt"> <td width="379" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3.95in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt 9pt"><font style="LETTER-SPACING:-0.1pt">Other </font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; (254)</font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; (170)</font></p></td></tr> <tr style="PAGE-BREAK-INSIDE:avoid; HEIGHT:15.1pt"> <td width="379" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3.95in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt 9pt"><font style="LETTER-SPACING:-0.1pt">Gain on Local Partnership disposition</font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp; &nbsp;11,153</font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 274</font></p></td></tr> <tr style="PAGE-BREAK-INSIDE:avoid; HEIGHT:15.1pt"> <td width="379" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3.95in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt 9pt"><font style="LETTER-SPACING:-0.1pt">Partnership's share of Local Partnership</font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp; <u>&nbsp;&nbsp;&nbsp;(648</u>)</font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp; <u>&nbsp;&nbsp;&nbsp;(962</u>)</font></p></td></tr> <tr style="PAGE-BREAK-INSIDE:avoid; HEIGHT:15.1pt"> <td width="379" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3.95in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">Income (loss) per tax return</font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp; $<u style="text-underline:double"> 10,474</u></font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp; $<u style="text-underline:double"> (1,045</u>)</font></p></td></tr> <tr style="PAGE-BREAK-INSIDE:avoid; HEIGHT:15.1pt"> <td width="379" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3.95in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">Taxable income(loss) per limited</font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><u style="text-underline:double"><font style="LETTER-SPACING:-0.1pt"><font style="TEXT-DECORATION:none">&nbsp;</font></font></u></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><u style="text-underline:double"><font style="LETTER-SPACING:-0.1pt"><font style="TEXT-DECORATION:none">&nbsp;</font></font></u></p></td></tr> <tr style="PAGE-BREAK-INSIDE:avoid; HEIGHT:15.1pt"> <td width="379" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3.95in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp; partnership interest</font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp; $<u style="text-underline:double"> 441.35</u></font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp; $<u style="text-underline:double"> (44.07</u>)</font></p></td></tr></table> <p style="MARGIN:0in 0in 0pt; tab-stops:.5in"><b>&nbsp;</b></p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">The following is a reconciliation between the Partnership&#146;s reported amounts and the Federal tax basis of net assets and liabilities (in thousands):</font></p> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;</font></p> <table style="BORDER-COLLAPSE:collapse" cellpadding="0" cellspacing="0"> <tr style="PAGE-BREAK-INSIDE:avoid; HEIGHT:15.1pt"> <td width="379" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3.95in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;</font></p></td> <td width="240" colspan="2" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:2.5in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><font style="LETTER-SPACING:-0.1pt">Years Ended December 31,</font></p></td></tr> <tr style="PAGE-BREAK-INSIDE:avoid; HEIGHT:15.1pt"> <td width="379" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3.95in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;</font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><u><font style="LETTER-SPACING:-0.1pt">2011</font></u></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><u><font style="LETTER-SPACING:-0.1pt">2010</font></u></p></td></tr> <tr style="PAGE-BREAK-INSIDE:avoid; HEIGHT:15.1pt"> <td width="379" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3.95in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;</font></p></td> <td width="240" colspan="2" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:2.5in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:center; MARGIN:0in 0in 0pt" align="center"><font style="LETTER-SPACING:-0.1pt">&nbsp;</font></p></td></tr> <tr style="PAGE-BREAK-INSIDE:avoid; HEIGHT:15.1pt"> <td width="379" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3.95in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">Net liabilities as reported</font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in"><font style="LETTER-SPACING:-0.1pt">&nbsp; $ (1,066)</font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="LINE-HEIGHT:normal; MARGIN:0in 0in 0pt; tab-stops:.5in"><font style="LETTER-SPACING:-0.1pt">&nbsp; $ (1,160)</font></p></td></tr> <tr style="PAGE-BREAK-INSIDE:avoid; HEIGHT:15.1pt"> <td width="379" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3.95in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">Add (deduct):</font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;</font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;</font></p></td></tr> <tr style="PAGE-BREAK-INSIDE:avoid; HEIGHT:15.1pt"> <td width="379" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3.95in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt 9pt"><font style="LETTER-SPACING:-0.1pt">Intangible (net) </font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp;&nbsp;&nbsp; 2,724</font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp;&nbsp;&nbsp; 2,882</font></p></td></tr> <tr style="PAGE-BREAK-INSIDE:avoid; HEIGHT:15.1pt"> <td width="379" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3.95in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt 9pt"><font style="LETTER-SPACING:-0.1pt">Deferred offering costs</font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp;&nbsp;&nbsp; 7,745</font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp;&nbsp;&nbsp; 7,745</font></p></td></tr> <tr style="PAGE-BREAK-INSIDE:avoid; HEIGHT:15.1pt"> <td width="379" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3.95in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp; Investment in Partnerships</font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp; &nbsp;(6,819)</font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp; (17,324)</font></p></td></tr> <tr style="PAGE-BREAK-INSIDE:avoid; HEIGHT:15.1pt"> <td width="379" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3.95in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp; Other </font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp; <u>&nbsp;&nbsp;1,908</u></font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp;&nbsp; <u>&nbsp;&nbsp;1,875</u></font></p></td></tr> <tr style="PAGE-BREAK-INSIDE:avoid; HEIGHT:15.1pt"> <td width="379" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:3.95in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="TEXT-ALIGN:justify; MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">Net assets (liabilities) &#150; Federal tax basis</font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp; $<u style="text-underline:double"> &nbsp;4,492</u></font></p></td> <td width="120" style="BORDER-BOTTOM:#d4d0c8; BORDER-LEFT:#d4d0c8; PADDING-BOTTOM:0in; BACKGROUND-COLOR:transparent; PADDING-LEFT:5.4pt; WIDTH:1.25in; PADDING-RIGHT:5.4pt; HEIGHT:15.1pt; BORDER-TOP:#d4d0c8; BORDER-RIGHT:#d4d0c8; PADDING-TOP:0in" valign="top"> <p style="MARGIN:0in 0in 0pt"><font style="LETTER-SPACING:-0.1pt">&nbsp; $<u style="text-underline:double"> (5,982</u>)<u style="text-underline:double"></u></font></p></td></tr></table> 0000847415 2011-01-01 2011-12-31 0000847415 2011-12-31 0000847415 2010-12-31 0000847415 2010-01-01 2010-12-31 0000847415 us-gaap:GeneralPartnerMember 2010-01-01 2010-12-31 0000847415 us-gaap:LimitedPartnerMember 2010-01-01 2010-12-31 0000847415 us-gaap:GeneralPartnerMember 2009-12-31 0000847415 us-gaap:LimitedPartnerMember 2009-12-31 0000847415 2009-12-31 0000847415 us-gaap:GeneralPartnerMember 2010-12-31 0000847415 us-gaap:LimitedPartnerMember 2010-12-31 0000847415 us-gaap:GeneralPartnerMember 2011-01-01 2011-12-31 0000847415 us-gaap:LimitedPartnerMember 2011-01-01 2011-12-31 0000847415 us-gaap:GeneralPartnerMember 2011-12-31 0000847415 us-gaap:LimitedPartnerMember 2011-12-31 iso4217:USD shares iso4217:USD shares EX-101.CAL 6 ntcp-20111231_cal.xml XBRL TAXONOMY EXTENSION CALCULATION LINKBASE DOCUMENT EX-101.DEF 7 ntcp-20111231_def.xml XBRL TAXONOMY EXTENSION DEFINITION LINKBASE DOCUMENT EX-101.LAB 8 ntcp-20111231_lab.xml XBRL TAXONOMY EXTENSION LABELS LINKBASE DOCUMENT Accrued fees due to affiliates {1} Accrued fees due to affiliates Net income (loss) allocated to general partner (1%) Commitments and Contingencies Disclosure [Text Block] Distribution from Local Partnerships recognized as a return of investment Organization, Consolidation and Presentation of Financial Statements Disclosure and Significant Accounting Policies [Text Block] Advances from affiliate General and administrative Limited partners Accrued fees due to affiliates Related Party Disclosures Equity Method Investments Disclosure [Text Block] Investments, Equity Method and Joint Ventures Proceeds from sales of limited partnership interests in Local Partnerships Accounts payable and accrued expenses Document Fiscal Year Focus Entity Well-known Seasoned Issuer Cash flows from financing activities: Due to affiliate Net income (loss) per limited partnership interest Net income (loss) Net income (loss) Management fees - general partner Document Type Document and Entity Information Gain from sales of limited partnership interests in Local Partnerships {1} Gain from sales of limited partnership interests in Local Partnerships Distributions from Local Partnerships recognized as income Contingencies Liabilities {1} Liabilities Commitment and Contingencies Distributions from Local Partnerships recognized as a return on investment Statement of Shareholder Deficit Document Period End Date Net cash used in financing ativities Net cash used in financing ativities Net income (loss) allocated to limited partners (99%) Total liabilities and partners' deficit Total liabilities and partners' deficit Cash paid for interest Net increase (decrease) in cash and cash equivalents Net increase (decrease) in cash and cash equivalents Net cash provided by investing activities Net cash provided by investing activities Distribution received from sale of Local Partnership property Net income (loss) {1} Net income (loss) General Partner Gain from sales of limited partnership interests in Local Partnerships Total operating expenses Total operating expenses Revenues: Investments in and advances to Local Partnerships Statement [Line Items] Changes in accounts: Recovery of advances to Local Partnerships previously recognized as expense Equity in loss of Local Partnerships and amortization of acquisitions costs Statements of Cash Flows Impairment loss Legal and accounting Total assets Total assets Cash and cash equivalents Cash and cash equivalents, beginning of year Cash and cash equivalents, end of year Entity Current Reporting Status Entity Common Stock, Shares Outstanding Entity Registrant Name Related Party Transactions Disclosure [Text Block] Income Tax Disclosure [Text Block] Organization, Consolidation and Presentation of Financial Statements Supplemental disclosure of cash flow information: Repayment of advances from affiliate Recovery of advance to Local Partnerships Accounts payable and accrued expenses {1} Accounts payable and accrued expenses Impairment loss {1} Impairment loss Adjustments to reconcile net income (loss) to net cash used in operating activities: Equity Component General partner Cash flows from investing activities: Total liabilities Total liabilities Partners' deficit, beginning balance Partners' deficit, beginning balance Partners' deficit, ending balance Operating Expenses: Partners' Deficit Entity Voluntary Filers Cash flows from operating activities: Recovery of advance to Local Partnerships previously recognized as expense Statements of Operations Balance Sheets Entity Central Index Key Loss from Partnership operations Liabilities and Partner's Deficit Amendment Flag Net cash used in operating activities Net cash used in operating activities Total partners' deficit Total partners' deficit Assets {1} Assets Statement [Table] Entity Filer Category Current Fiscal Year End Date Income Taxes Limited Partner Statement, Equity Components [Axis] Equity in loss of Local Partnership and amortization of acquisition costs Document Fiscal Period Focus EX-101.PRE 9 ntcp-20111231_pre.xml XBRL TAXONOMY EXTENSION PRESENTATION LINKBASE DOCUMENT EX-101.SCH 10 ntcp-20111231.xsd XBRL TAXONOMY EXTENSION SCHEMA DOCUMENT 333000 - Disclosure - Investments, Equity Method and Joint 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Income Taxes
 12 Months Ended
Dec. 31, 2011
Income Taxes  
Income Tax Disclosure [Text Block]

Note 4 - Income Taxes

 

The Partnership is not taxed on its income.  The partners are taxed in their individual capacities based on their distributive share of the Partnership’s taxable income or loss and are allowed the benefits to be derived from off-setting their distributive share of

the tax losses against taxable income from other sources subject to passive loss limitations.  The taxable income or loss differs from amounts included in the statements of operations because different methods are used in determining the losses of the Local Partnerships as discussed below.  The tax loss is allocated to the partner groups in accordance with Section 704 (b) of the Internal Revenue Code and therefore is not necessarily proportionate to the interest percentage owned. 

 

A reconciliation follows:(in thousands, except per limited partnership interest):

 

 

Years Ended December 31,

 

2011

2010

 

 

Net income (loss) per financial statements

  $     94

  $   (374)

Partnership fees

       129

       187

Other

      (254)

      (170)

Gain on Local Partnership disposition

    11,153

       274

Partnership's share of Local Partnership

      (648)

      (962)

Income (loss) per tax return

  $ 10,474

  $ (1,045)

Taxable income(loss) per limited

 

 

  partnership interest

  $ 441.35

  $ (44.07)

 

The following is a reconciliation between the Partnership’s reported amounts and the Federal tax basis of net assets and liabilities (in thousands):

 

 

Years Ended December 31,

 

2011

2010

 

 

Net liabilities as reported

  $ (1,066)

  $ (1,160)

Add (deduct):

 

 

Intangible (net)

     2,724

     2,882

Deferred offering costs

     7,745

     7,745

  Investment in Partnerships

    (6,819)

   (17,324)

  Other

     1,908

     1,875

Net assets (liabilities) – Federal tax basis

  $  4,492

  $ (5,982)
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Commitment and Contingencies
 12 Months Ended
Dec. 31, 2011
Commitment and Contingencies  
Commitments and Contingencies Disclosure [Text Block]

Note 5 - Contingencies

 

The General Partner is involved in various lawsuits arising from transactions in the ordinary course of business. In the opinion of management and the General Partner, the claims will not result in any material liability to the Partnership.
XML 15 R2.htm IDEA: XBRL DOCUMENT v2.4.0.6
Balance Sheets (USD $)
In Thousands, unless otherwise specified
Dec. 31, 2011
Dec. 31, 2010
Assets    
Investments in and advances to Local Partnerships $ 0 $ 0
Cash and cash equivalents 110 135
Total assets 110 135
Liabilities    
Accounts payable and accrued expenses 37 35
Accrued fees due to affiliates 1,139 1,260
Total liabilities 1,176 1,295
Contingencies 0 0
Partners' Deficit    
General partner (529) (530)
Limited partners (537) (630)
Total partners' deficit (1,066) (1,160)
Total liabilities and partners' deficit $ 110 $ 135
XML 16 R6.htm IDEA: XBRL DOCUMENT v2.4.0.6
Organization, Consolidation and Presentation of Financial Statements
 12 Months Ended
Dec. 31, 2011
Organization, Consolidation and Presentation of Financial Statements  
Organization, Consolidation and Presentation of Financial Statements Disclosure and Significant Accounting Policies [Text Block]

Note 1 - Organization and Summary of Significant Accounting Policies

 

Organization

 

National Tax Credit Partners, L.P. (the "Partnership") was formed under the California Revised Limited Partnership Act and organized on March 7, 1989.  The Partnership was formed to invest primarily in other limited partnerships (the “Local Partnerships”) which own and operate multifamily housing complexes that are eligible for low income housing tax credits or, in certain cases, for historic rehabilitation tax credits.  The general partner of the Partnership (the "General Partner") is National Partnership Investments Corp., a California corporation ("NAPICO").  The General Partner is a subsidiary of Apartment Investment and Management Company (“Aimco”), a publicly traded real estate investment trust. The business of the Partnership is conducted primarily by NAPICO.

 

On January 31, 2012, an affiliate of the General Partner entered into a management agreement with a third party management services company for the management of a portfolio of approximately 147 properties with 10,184 units held by entities, including the Partnership, in which Aimco and its affiliates have minority limited and general partner interests. On January 31, 2012, an affiliate of the General Partner also entered into an option agreement with the management services company pursuant to which it granted the company the exclusive option, for a period ending on December 27, 2013, to purchase the minority interests in the portfolio held by Aimco and its affiliates. Aimco expects the sale of such interests to be completed later this year, pending the satisfaction of certain closing conditions.

 

The Partnership originally registered 14,000 units, consisting of 28,000 Limited Partnership Interests ("LPI"), and warrants to purchase a maximum of 14,000 Additional Limited Partnership Interests ("ALPI").  The term of the offering expired in June 1990, at which date the Partnership raised $59,749,000 from the sale of 16,336 LPI and warrants representing 7,563 ALPI.

 

The General Partner has a 1% interest in operating profits and losses of the Partnership.  The limited partners will be allocated the remaining 99% interest in proportion to their respective investments.

 

The Partnership shall continue in full force and effect until December 31, 2029, unless terminated prior to that, pursuant to the partnership agreement or law.

 

Basis of Presentation

 

The accompanying financial statements have been prepared in conformity with accounting principles generally accepted in the United States.

 

Reclassifications

 

Certain reclassifications have been made to the 2010 balances to conform to the 2011 presentation.

 

Subsequent Events

 

The Partnership’s management evaluated subsequent events through the time this Annual Report on Form 10-K was filed.

 

Use of Estimates

 

The preparation of financial statements in conformity with accounting principles generally accepted in the United States requires management to make estimates and assumptions that affect the amounts reported in the financial statements and accompanying notes.  Actual results could differ from those estimates.

 

Method of Accounting for Investments in Local Partnerships

 

The investments in Local Partnerships are accounted for using the equity method.  Acquisition, selection and other costs related to the acquisition of the projects acquired are capitalized as part of the investment accounts and are being amortized by the straight line method over the estimated lives of the underlying assets, which is generally 30 years. 

 

Abandoned Interests

 

During the years ended December 31, 2011 and 2010, the number of Limited Partnership Interests decreased by 50 and 61 interests, respectively, due to limited partners abandoning their interests. In abandoning his or her Limited Partnership Interests, a limited partner relinquishes all right, title, and interest in the Partnership as of the date of abandonment. At December 31, 2011 and 2010, the Partnership had outstanding 23,596 and 23,646 limited partnership interests.

 

Net Income (Loss) Per Limited Partnership Interest

 

Net income (loss) per limited partnership interest was computed by dividing the limited partners' share of net income (loss) by the number of limited partnership interests outstanding at the beginning of the year.  The number of limited partnership interests used was 23,646 and 23,707 for the years ended December 31, 2011 and 2010, respectively.

 

Cash and Cash Equivalents

 

Cash and cash equivalents includes cash on hand and in bank accounts.  At certain times, the amount of cash deposited at a bank may exceed the limit on insured deposits.  The entire cash balances at December 31, 2011 and 2010 are maintained by an affiliated management company on behalf of affiliated entities in a cash concentration account.

 

Impairment of Long-Lived Assets

 

The Partnership reviews its investments in long-lived assets to determine if there has been any impairment whenever events or changes in circumstances indicate that the carrying amount of the asset may not be recoverable.  If the sum of the expected future cash flows is less than the carrying amount of the assets, the Partnership recognizes an impairment loss to the extent that the carrying value exceeds the estimated fair value. The Partnership recognized an impairment loss of $120,000 during the year ended December 31, 2010 (see Note 2). No adjustments for impairment of value were recorded during the year ended December 31, 2011.

 

Segment Reporting

 

Financial Accounting Standards Board Accounting Standards Codification (“ASC”) Topic 280-10, “Segment Reporting”, established standards for the way that public business enterprises report information about operating segments in annual financial statements and requires that those enterprises report selected information about operating segments in interim financial reports. ASC Topic 280-10 also established standards for related disclosures about products and services, geographic areas, and major customers. As defined in ASC Topic 280-10, the Partnership has only one reportable segment.

 

Fair Value of Financial Instruments

 

ASC Topic 825, “Financial Instruments”, requires disclosure of fair value information about financial instruments whether or not recognized in the balance sheet, for which it is practicable to estimate fair value. Fair value is defined as the amount at which the instruments could be exchanged in a current transaction between willing parties, other than in a forced or liquidation sale. At December 31, 2011, the Partnership believes that the carrying amount of other assets and liabilities reported on the balance sheet that require such disclosure approximated their fair value due to the short-term maturity of these instruments.

 
Variable Interest Entities

 

The Partnership consolidates any variable interest entities in which the Partnership holds a variable interest and is the primary beneficiary. Generally, a variable interest entity, or VIE, is an entity with one or more of the following characteristics: (a) the total equity investment at risk is not sufficient to permit the entity to finance its activities without additional subordinated financial support; (b) as a group the holders of the equity investment at risk lack (i) the ability to make decisions about an entity’s activities through voting or similar rights, (ii) the obligation to absorb the expected losses of the entity, or (iii) the right to receive the expected residual returns of the entity; or (c) the equity investors have voting rights that are not proportional to their economic interests and substantially all of the entity’s activities either involve, or are conducted on behalf of, an investor that has disproportionately few voting rights.  The primary beneficiary of a VIE is generally the entity that has (a) the power to direct the activities of the VIE that most significantly impact the VIE’s economic performance, and (b) the obligation to absorb losses or the right to receive benefits that could potentially be significant to the VIE.

 

In determining whether it is the primary beneficiary of a VIE, the Partnership considers qualitative and quantitative factors, including, but not limited to: which activities most significantly impact the VIE’s economic performance and which party controls such activities; the amount and characteristics of the Partnership’s investment; the obligation or likelihood for the Partnership or other investors to provide financial support; and the similarity with and significance to the business activities of the Partnership and the other investors.  Significant judgments related to these determinations include estimates about the current and future fair values and performance of real estate held by these VIEs and general market conditions.

 

At December 31, 2011 and 2010, the Partnership holds variable interests in five and nine VIEs, respectively, for which the Partnership is not the primary beneficiary. The Partnership has concluded, based on its qualitative consideration of the partnership agreement, the partnership structure and the role of the general partner in each of the Local Partnerships, that the general partner of each of the Local Partnerships is the primary beneficiary of the respective Local Partnership. In making this determination, the Partnership considered the following factors:

 

·         the general partners conduct and manage the business of the Local Partnerships;

·         the general partners have the responsibility for and sole discretion over selecting a property management agent for the Local Partnerships’ underlying real estate properties;

·         the general partners are responsible for approving operating and capital budgets for the properties owned by the Local Partnerships;

·         the general partners are obligated to fund any recourse obligations of the Local Partnerships;

·         the general partners are authorized to borrow funds on behalf of the Local Partnerships; and

·         the Partnership, as a limited partner in each of the Local Partnerships, does not have the ability to direct or otherwise significantly influence the activities of the Local Partnerships that most significantly impact such entities’ economic performance.

 

The five VIEs at December 31, 2011 consist of Local Partnerships that are directly engaged in the ownership and management of five apartment properties with a total of 182 units. The Partnership is involved with those VIEs as a non-controlling limited partner equity holder. The Partnership’s maximum exposure to loss as a result of its involvement with the unconsolidated VIEs is limited to the Partnership’s recorded investments in and receivables from these VIEs, which was zero at December 31, 2011 and 2010. The Partnership may be subject to additional losses to the extent of any financial support that the Partnership voluntarily provides in the future.
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Investments, Equity Method and Joint Ventures
 12 Months Ended
Dec. 31, 2011
Investments, Equity Method and Joint Ventures  
Equity Method Investments Disclosure [Text Block]

Note 2 - Investments in and Advances to Local Partnerships

 

At December 31, 2011, the Partnership holds limited partnership interests in five Local Partnerships, located in three states, that own residential projects consisting of 182 apartment units. At December 31, 2010 the Partnership held limited partnership interests in nine Local Partnerships, located in five states and Puerto Rico, that owned residential projects consisting of 534 apartment units. The general partners responsible for management of the Local Partnerships (the "Local Operating General Partners") are not affiliated with the General Partner of the Partnership, except as discussed below. 

 

National Tax Credit, Inc. ("NTC"), an affiliate of the General Partner, typically serves either as a special limited partner or non-managing administrative general partner in which case it receives 0.01 percent of operating profits and losses of the Local Partnerships. NTC or another affiliate of the general partner may serve as the Local Operating General Partner of the Local Partnership in which case it is typically entitled to 0.09 percent of operating profits and losses of the respective Local Partnership.  The Partnership is also generally entitled to receive 50 percent of the net cash flow generated by the Apartment Complexes, subject to repayment of any loans made to the Local Partnerships (including loans provided by NTC or an affiliate), repayment for funding of development deficit and operating deficit guarantees by the Local Operating General Partners or their affiliates (excluding NTC and its affiliates), and certain priority payments to the Local Operating General Partners other than NTC or its affiliates.

 

The Partnership, as a limited partner, does not have a contractual relationship with the Local Partnerships or exercise control over the activities and operations, including refinancing or selling decisions, of the Local Partnerships that would require or allow for consolidation. Accordingly, the Partnership accounts for its investments in the Local Partnerships using the equity method.  The Partnership is allocated profits and losses of the Local Partnerships based upon its respective ownership percentage (between 5% and 99%). The Partnership is allocated profits and losses and receives distributions from refinancings and sales in accordance with the Local Partnerships’ partnership agreements. These agreements usually limit the Partnership’s distributions to an amount substantially less than its ownership percentage in the Local Partnership. 

 

The individual investments are carried at cost plus the Partnership’s share of the Local Partnership’s profits less the Partnership’s share of the Local Partnership’s losses, distributions and impairment charges.  However, since the Partnership is not legally liable for the obligations of the Local Partnerships, and is not otherwise committed to providing additional support to them, it does not recognize losses once its investment in each of the Local Partnerships reaches zero. Distributions from the Local Partnerships are accounted for as a reduction of the investment balances until the investment balance is reduced to zero. Subsequent distributions received are recognized as income in the statements of operations. During the year ended December 31, 2011 the Partnership received operating distributions of approximately $60,000 from four Local Partnerships in which it does not have an investment balance, which were recognized as income. During the year ended December 31, 2010, the Partnership received operating distributions of approximately $57,000 from three Local Partnerships in which it does not have an investment balance, which were recognized as income. During the year ended December 31, 2010, the Partnership received an operating distribution of approximately $15,000 from one Local Partnership in which it did have an investment balance, which was recognized as a reduction of the Partnership’s investment balance. The Partnership also received distributions of approximately $247,000 from the same Local Partnership during the year ended December 31, 2010, from the sale of the Local Partnership’s investment property in August 2010, of which approximately $201,000 was recognized as a reduction of the Partnership’s investment balance and approximately $46,000 was recognized as income.

 

At times, advances are made to Local Partnerships. Advances made by the Partnership to the individual Local Partnerships are considered part of the Partnership's investment in limited partnerships.  Advances made to Local Partnerships for which the investment has been reduced to zero are charged to expense. There were no advances from the Partnership to the Local Partnerships during the year ended December 31, 2011 and 2010. While not obligated to make any advances to any of the Local Partnerships, the Partnership may make advances in order to protect its economic investment in the Local Partnerships. During the year ended December 31, 2010, the Partnership received repayment of an advance of approximately $3,000 from one Local Partnership, Tyrone Elderly. The repayment of advance was recognized as income on the statements of operations. No advances were repaid by Local Partnerships during the year ended December 31, 2011.

 

For those investments where the Partnership has determined that the carrying value of its investments approximates the estimated fair value of those investments, the Partnership’s policy is to recognize equity in income of the Local Partnerships only to the extent of distributions received, and amortization of acquisition costs from those Local Partnerships. Therefore, the Partnership limits its recognition of equity earnings to the amount it expects to ultimately realize.

 

As of December 31, 2011 and 2010, the investment balance in the five and nine Local Partnerships, respectively, had been reduced to zero.

 

Blue Lake

 

In 2003, the property owned by Blue Lake was sold without the consent or knowledge of the Partnership and without the requisite recapture bond. The Partnership filed an action against the Local Operating General Partner of the Local Partnership in 2003. Trial was scheduled for May 2008, however, the matter was settled prior to the trial date.  The terms of the settlement agreement include a payment of $300,000 to be paid in quarterly installments. The first installment of $100,000 was received in July 2008 and was recognized as other income during the year ended December 31, 2008.  The remaining installments of $50,000 each were due on a quarterly basis beginning September 30, 2008. On October 23, 2008, the Partnership obtained a judgment for approximately $1,000,000

against the Local Operating General Partner of the Local Partnership as a result of the unpaid September 30, 2008 installment. The Partnership is taking action to collect the judgment. The Partnership had no investment in the Blue Lake Local Partnership at December 31, 2011 and 2010. Under the terms of the Partnership Agreement, neither the Partnership nor the General Partner is subject to a liability to the limited partners of the Partnership for the amounts of Tax Credits at risk of recapture as a result of the recapture bond not being obtained at the time of the sale of the property. The limited partners will be responsible for any tax credit recapture liability on their respective income tax returns.

 

Grinnell Park and North Liberty

 

On January 22, 2010, the Partnership sold its limited partnership interests in two Local Partnerships, Grinnell Park Apartments and North Liberty Park, LP Apartments (“Grinnell Park” and “North Liberty”, respectively) for a total sales price of $16,000, which was recognized as gain from sales of limited partnership interests in Local Partnerships during the year ended December 31, 2010. The Partnership’s investment balance in both Grinnell Park and North Liberty was zero at December 31, 2011 and 2010.

 

Tyrone Elderly

 

On August 25, 2010, a Local Partnership, Tyrone Elderly Limited Partnership (“Tyrone Elderly”), sold its investment property to a third party for a total sales price of approximately $2,800,000. The mortgage was assumed by the buyer. The Partnership received distributions of approximately $247,000 from the sale proceeds, of which approximately $201,000 was recognized as a reduction of investment balance and approximately $46,000 was recognized as income during the year ended December 31, 2010. Prior to the sale, the Partnership determined that the carrying amount of its limited partnership investment in Tyrone Elderly exceeded the estimated distribution the Partnership expected to receive from the sale and recognized an impairment loss of $120,000 during the year ended December 31, 2010. The Partnership also recognized equity in loss and amortization of acquisition costs of approximately $32,000 from Tyrone Elderly during the year ended December 31, 2010. The Partnership’s investment balance in Tyrone Elderly was zero at December 31, 2011 and 2010.

 

Rolling Hills

 

On May 25, 2011, the Partnership sold its limited partnership interest in Rolling Hills Apartments, LP, a Local Partnership, for a sales price of $300,000, which was recognized as gain from sales of limited partnership interests in Local Partnerships during the year ended December 31, 2011. The Partnership’s investment balance in Rolling Hills was zero at December 31, 2011 and 2010.

 

Apple Tree and Kimberly Court

 

On June 7, 2011, the Partnership sold its limited partnership interest in two Local Partnerships, Apple Tree Associates and Kimberly Court Associates (“Apple Tree” and “Kimberly Court”, respectively) for a total sales price of $6,000, which was recognized as gain from sales of limited partnership interests in Local Partnerships during the year ended December 31, 2011. The Partnership’s investment balance in both Apple Tree and Kimberly Court was zero at December 31, 2011 and 2010.

 

Torres del Plata I

 

On June 15, 2011, the Partnership sold its limited partnership interest in Torres del Plata I LP, a Local Partnership, for a sales price of approximately $25,000, which was recognized as gain from sales of limited partnership interests in Local Partnerships during the year ended December 31, 2011. The Partnership’s investment balance in Torres del Plata I was zero at December 31, 2011 and 2010.

 

Investee Data

 

The Partnership’s recorded value of its investments and its equity in the income/losses and distributions from the Local Partnerships are individually not material to the overall financial position of the Partnership. The financial information from the unaudited combined financial statements for Grand Meadows, the only remaining investment in Local Partnership for which information is available, for the years ended December 31, 2011 and 2010 and for each of the two years in the period then ended, is presented below. (2010 amounts exclude the operations of Tyrone Elderly due to the sale of its investment property in August 2010, Grinnell Park and North Liberty for which the Partnership sold its interests in January 2010 and in addition both 2011 and 2010 amounts exclude the operations of Rolling Hills for which the Partnership sold its interest in May 2011, Apple Tree, Kimberly Court and Torres de Plata I for which the Partnership sold its interests in June 2011 and Summit I, II and III and Glenark Landing, for which no information is available) (in thousands):

 

CONDENSED BALANCE SHEETS

OF THE LOCAL PARTNERSHIP

(in thousands)

 

 

At December 31,

 

2011

2010

Assets:

(Unaudited)

(Unaudited)

 Land

$    112

$    112

 Buildings and improvements

   3,616

   3,607

 Accumulated depreciation

   (2,094)

   (2,013)

   Investment property

   1,634

   1,706

 Other assets

     141

     145

Total Assets

$  1,775

$  1,851

 

 

 

Liabilities and Partner's Deficit:

 

 

  Liabilities:

 

 

    Mortgages notes payable

$  1,549

$  1,596

    Other liabilities

     459

     446

  Total liabilities

   2,008

   2,042

  Partner's deficit

     (233)

     (191)

Total Liabilities and Partner’s Deficit

$  1,775

$  1,851

 

 

 

 

CONDENSED RESULTS OF OPERATIONS

OF THE LOCAL PARTNERSHIP

(in thousands)

 

 

Years Ended December 31,

 

2011

2010

 

Unaudited

Unaudited

Revenues:

 

 

  Rental and other income

      $   463

      $   484

Expenses:

 

 

  Operating

          265

          282

  Interest

          157

          161

  Depreciation and amortization

           83

           96

      Total expenses

          505

          539

Loss from continuing operations

      $   (42)

      $   (55)

 

Real Estate and Accumulated Depreciation of Local Partnerships

 

The following is an unaudited summary of real estate, accumulated depreciation and encumbrances of the Local Partnerships (in thousands – unaudited):

 

 

Gross Amount At Which Carried

 

 

 

at December 31, 2011 (1)

 

 

 

 

(in thousands)

 

 

 

 

 

 

 

 

 

 

 

Buildings

 

 

 

 

 

And

 

 

 

 

 

Related

 

 

 

Mortgage

 

Personal

 

Accumulated

Description

Notes

Land

Property

Total

Depreciation

 

 

 

 

 

 

Glenark Apts. (A)

 $    --

$     --

 $    --

 $    --

 $    --

Grand Meadows Apts.

   1,549

    112

   3,616

   3,728

   2,094

Summit I Apts. (A)

      --

      --

      --

      --

      --

Summit II Apts. (A)

      --

      --

      --

      --

      --

Summit III Apts. (A)

      --

      --

      --

      --

      --

 

 $ 1,549

$   112

 $ 3,616

 $ 3,728

 $ 2,094

 

(A) Information is not available for this entity.

 

(1) All amounts are unaudited.                   

 

Reconciliation of real estate (in thousands)

 

 

Years Ended December 31,

 

2011

2010

 

(Unaudited)

(Unaudited)

Balance at beginning of year

      $  3,719

       $ 3,709

Improvements during the year

             9

            10

Disposals

            --

            --

Balance at end of year

      $  3,728

       $ 3,719

 

 

Reconciliation of accumulated depreciation (in thousands)

 

 

Years Ended December 31,

 

2011

2010

 

(Unaudited)

(Unaudited)

Balance at beginning of year

     $  2,013

      $ 1,919

Depreciation expense for the year

           81

           94

Disposals

           --

           --

Balance at end of year

     $  2,094

      $ 2,013
XML 19 R3.htm IDEA: XBRL DOCUMENT v2.4.0.6
Statements of Operations (USD $)
In Thousands, except Per Share data, unless otherwise specified
 12 Months Ended
Dec. 31, 2011
Dec. 31, 2010
Revenues: $ 0 $ 0
Operating Expenses:    
Management fees - general partner 162 187
General and administrative 65 85
Legal and accounting 70 72
Total operating expenses 297 344
Loss from Partnership operations (297) (344)
Gain from sales of limited partnership interests in Local Partnerships 331 16
Distributions from Local Partnerships recognized as income 60 103
Recovery of advance to Local Partnerships previously recognized as expense 0 3
Impairment loss 0 (120)
Equity in loss of Local Partnership and amortization of acquisition costs 0 (32)
Net income (loss) 94 (374)
Net income (loss) allocated to general partner (1%) 1 (4)
Net income (loss) allocated to limited partners (99%) $ 93 $ (370)
Net income (loss) per limited partnership interest $ 3.93 $ (15.61)
XML 20 R1.htm IDEA: XBRL DOCUMENT v2.4.0.6
Document and Entity Information
 12 Months Ended
Dec. 31, 2011
Document and Entity Information  
Entity Registrant Name NATIONAL TAX CREDIT PARTNERS L P
Document Type 10-K
Document Period End Date Dec. 31, 2011
Amendment Flag false
Entity Central Index Key 0000847415
Current Fiscal Year End Date --12-31
Entity Common Stock, Shares Outstanding 23,596
Entity Filer Category Smaller Reporting Company
Entity Current Reporting Status Yes
Entity Voluntary Filers No
Entity Well-known Seasoned Issuer No
Document Fiscal Year Focus 2011
Document Fiscal Period Focus FY
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Statements of Shareholder Deficit (USD $)
In Thousands
Total
General Partner
Limited Partner
Partners' deficit, beginning balance at Dec. 31, 2009 $ (786) $ (526) $ (260)
Net income (loss) (374) (4) (370)
Partners' deficit, ending balance at Dec. 31, 2010 (1,160) (530) (630)
Net income (loss) 94 1 93
Partners' deficit, ending balance at Dec. 31, 2011 $ (1,066) $ (529) $ (537)
XML 23 R5.htm IDEA: XBRL DOCUMENT v2.4.0.6
Statements of Cash Flows (USD $)
In Thousands, unless otherwise specified
 12 Months Ended
Dec. 31, 2011
Dec. 31, 2010
Cash flows from operating activities:    
Net income (loss) $ 94 $ (374)
Adjustments to reconcile net income (loss) to net cash used in operating activities:    
Equity in loss of Local Partnerships and amortization of acquisitions costs 0 32
Distributions from Local Partnerships recognized as a return on investment 0 15
Distribution from Local Partnerships recognized as a return of investment 0 (46)
Impairment loss 0 120
Recovery of advances to Local Partnerships previously recognized as expense 0 (3)
Gain from sales of limited partnership interests in Local Partnerships (331) (16)
Changes in accounts:    
Accounts payable and accrued expenses 2 (42)
Accrued fees due to affiliates (121) 206
Due to affiliate 0 (1)
Net cash used in operating activities (356) (109)
Cash flows from investing activities:    
Distribution received from sale of Local Partnership property 0 247
Proceeds from sales of limited partnership interests in Local Partnerships 331 16
Recovery of advance to Local Partnerships 0 3
Net cash provided by investing activities 331 266
Cash flows from financing activities:    
Advances from affiliate 0 63
Repayment of advances from affiliate 0 (86)
Net cash used in financing ativities 0 (23)
Net increase (decrease) in cash and cash equivalents (25) 134
Cash and cash equivalents, beginning of year 135 1
Cash and cash equivalents, end of year 110 135
Supplemental disclosure of cash flow information:    
Cash paid for interest $ 0 $ 4
XML 24 R10.htm IDEA: XBRL DOCUMENT v2.4.0.6
Related Party Disclosures
 12 Months Ended
Dec. 31, 2011
Related Party Disclosures  
Related Party Transactions Disclosure [Text Block]

Note 3 - Transactions with Affiliated Parties

 

Under the terms of the Amended and Restated Agreement of the Limited Partnership, the Partnership is obligated to the General Partner for the following fees:

 

(a) An annual Partnership management fee in an amount equal to 0.5 percent of invested assets (as defined in the Partnership Agreement) as of the beginning of the year is payable to the General Partner. For the years ended December 31, 2011 and 2010, approximately $162,000 and $187,000, respectively, has been expensed. During the year ended December 31, 2011, approximately $130,000 of partnership management fees were paid from the proceeds received from the Partnership’s sale of its limited partnership interest in Rolling Hills. There were no payments made during the year ended December 31, 2010. At December 31, 2011 and 2010, approximately $1,139,000 and $1,107,000, respectively, is owed to the General Partner and is included in accrued fees due to affiliates. 

 

(b) A property disposition fee is payable to the General Partner in an amount equal to the lesser of (i) one-half of the competitive real estate commission that would have been charged by unaffiliated third parties providing comparable services in the area where the apartment complex is located, or (ii) 3 percent of the sales price received in connection with the sale or disposition of the apartment complex or local partnership interest, but in no event will the property disposition fee and all amounts payable to unaffiliated real estate brokers in connection with any such sale exceed in the aggregate, the lesser of the competitive rate (as described above) or 6 percent of such sale price.  Receipt of the property disposition fee will be subordinated to the distribution of sale or refinancing proceeds by the Partnership until the limited partners have received distributions from sale or refinancing proceeds in an aggregate amount equal to (i) their 10 percent priority return for any year not theretofore satisfied (as defined in the partnership agreement) and (ii) an amount equal to the aggregate adjusted investment (as defined in the partnership agreement) of the limited partners.  No disposition fees have been paid.

 

(c) The Partnership reimburses NAPICO for certain expenses.  The reimbursement expense was approximately $41,000 and $59,000 for the years ended December 31, 2011 and 2010, respectively, and is included in general and administrative expenses. During the years ended December 31, 2011 and 2010, approximately $194,000 and $40,000, respectively, of

reimbursements were paid to NAPICO. At December 31, 2011 and 2010, zero and approximately $153,000, respectively, is owed to NAPICO and is included in accrued fees due to affiliates.

 

As of December 31, 2011, the fees due to the General Partner exceeded the Partnership’s cash. The Partnership Agreement provides that the fees and advances due to the General Partner may only be paid from the Partnership’s available cash, however, the Partnership still remains liable for all such amounts.

 

NTC, or another affiliate of the General Partner, is the Local Operating General Partner in three of the Partnership's five Local Partnerships.  In addition, NTC is either a special limited partner or an administrative general partner in each Local Partnership.

 

An affiliate of the General Partner managed one property owned by a Local Partnership, Tyrone Elderly, during the year ended December 31, 2010.  The Local Partnership paid the affiliate property management fees in the amount of 5 percent of their gross rental revenues.  The amount paid was approximately $26,000 for the year ended December 31, 2010. Tyrone Elderly sold its investment property on August 25, 2010.

 

The General Partner is not obligated to advance funds to the Partnership for operations or to fund Partnership advances to Local Partnerships, but may voluntarily do so from time to time. Accordingly during the year ended December 31, 2010, an affiliate of the General Partner advanced the Partnership approximately $63,000 to fund partnership operating expenses. The advances bore interest at prime plus 2% and incurred interest expense of approximately $3,000 for the year ended December 31, 2010, which is included in general and administrative expenses. During the year ended December 31, 2010, the Partnership repaid all outstanding advances and associated accrued interest of approximately $90,000 from a distribution received from the sale of the investment property owned by Tyrone Elderly. There were no advances during the year ended December 31, 2011. The Partnership may receive additional advances of funds from AIMCO Properties, L.P., although AIMCO Properties, L.P. is not obligated to provide such advances.  For more information on AIMCO Properties, L.P., including copies of its audited balance sheet, please see its reports filed with the Securities and Exchange Commission.

 

Aimco and its affiliates owned 437 limited partnership interests in the Partnership representing 1.85% of the outstanding interests at December 31, 2011. It is possible that Aimco or its affiliates will acquire additional limited partnership interests in the Partnership in exchange for cash or a combination of cash and units in AIMCO Properties, L.P., the operating partnership of Aimco, either through private purchases or tender offers. Pursuant to the Partnership Agreement, unitholders holding a majority of the limited partnership interests are entitled to take action with respect to a variety of matters, that include, but are not limited to, voting on certain amendments to the Partnership Agreement and voting to remove the General Partner. Although the General Partner owes fiduciary duties to the limited partners of the Partnership, the General Partner also owes fiduciary duties to Aimco as its sole stockholder. As a result, the duties of the General Partner, as general partner, to the Partnership and its limited partners may come into conflict with the duties of the General Partner to Aimco as its sole stockholder.
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