Exhibit 99.10

                          INDEPENDENT AUDITOR'S REPORT

To the Partners of
Ellinwood Heights Apartments L.P.

I have audited the accompanying  balance sheets of Ellinwood Heights  Apartments
L.P. as of December 31, 2004 and 2003, and the related statements of operations,
partners'  equity  (deficit)  and cash  flows for the years  then  ended.  These
financial statements are the responsibility of the Partnership's  management. My
responsibility  is to express an opinion on these financial  statements based on
my audits.

I  conducted  my audits in  accordance  with  auditing  standards  of the Public
Company Accounting Oversight Board (United States). Those standards require that
I plan and perform the audit to obtain  reasonable  assurance  about whether the
financial  statements are free of material  misstatement.  The  partnership  has
determined  that it is not  required to have,  nor I was engaged to perform,  an
audit of its  internal  control  over  financial  reporting.  My audit  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, I express
no  such  opinion.  An  audit  includes  examining,  on a test  basis,  evidence
supporting  the amounts and  disclosures in the financial  statements.  An audit
also includes assessing the accounting principles used and significant estimates
made by  management,  as well as  evaluating  the  overall  financial  statement
presentation.  I  believe  that my  audits  provide  a  reasonable  basis for my
opinion.

In my opinion, the financial statements referred to above present fairly, in all
material  respects,  the financial position of Ellinwood Heights Apartments L.P.
as of December 31, 2004 and 2003, and the results of its operations,  changes in
partners'  equity  (deficit)  and its cash  flows for the years then  ended,  in
conformity with accounting principles generally accepted in the United States of
America.

/s/ Earl A. Steinert
---------------------

Springfield, Missouri
February 12, 2005
as of July 13, 2005 to opinion

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