Tall Timber Partnership Investment Offering Memorandum

8140 Tall Timber Drive Gainesville, VA 20155

Contact: David K. Vitalis Cell: 571-237-9631 Email: eagle-1@erols.com Michael Furcron Cell: 703-615-8519 Email: mfurcron@hotmail.com Confidential-Not for general distribution This information is deemed reliable but not guaranteed.

Table of Contents

1. Investment Summary 2. Financial Projections - Five Year Proformas - Initial Acquisition Cost - Operational Costs - Investment ROI/ROE Analysis 3. MRIS Listing Information and Tax Record Sheet 4. Property Photographs 5. Comparative Market Analysis –Sold Properties Comparative Market Analysis – Rental Properties Comparative Market Analysis – Active Properties for Sale 6. Risk Factors 7. Investor Questionnaire / Subscription Agreement 8. Sales Contract – Acquisition of 8140 Tall Timber Drive 9. Lease Agreement and Assignment of Lease 10. Tall Timber Partnership Agreement 11. Property Management Agreement and Exclusive Rental Agreement 12. Miscellaneous -School and Community Information -Site Map and Directions

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Investment Summary SECTION 1

8140 Tall Timber Drive Gainesville, VA 20155

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Financial Projections SECTION 2

8140 Tall Timber Drive Gainesville, VA 20155

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MRIS Listing Information and Tax Record Sheet

SECTION 3

8140 Tall Timber Drive Gainesville, VA 20155

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PROPERTY PHOTOGRAPHS SECTION 4

8140 Tall Timber Drive Gainesville, VA 20155

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Kitchen

12x9 Kitchen with Granite countertops and hardwood floors

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Kitchen

Preparation area of Kitchen with Bay Window

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Family Room

15x13 Family Room with hardwood floors leading into Dining Room

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Dining Room

11x10 Dining Room adjoining Family Room and Kitchen

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Living Room

11x10 Living Room with Fireplace and exit door leading to deck

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Master Bedroom

12x17 Master Bedroom with luxury Master Bathroom

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Basement

12x22 Finished Basement

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Basement

Finished Basement with wet bar

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Back View

Multi level Custom deck

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Backyard

Large fenced backyard

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Comparative Market Analysis -Sales SECTION 5

8140 Tall Timber Drive Gainesville, VA 20155

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Comparative Market Analysis -Rentals SECTION 5 Continued

8140 Tall Timber Drive Gainesville, VA 20155

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Risk Factors SECTION 6

8140 Tall Timber Drive Gainesville, VA 20155

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Investor Questionnaire/ Subscription Agreement

SECTION 7

8140 Tall Timber Drive Gainesville, VA 20155

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Sales Contract - Acquisition SECTION 8

8140 Tall Timber Drive Gainesville, VA 20155

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Lease Agreement and Assignment of Lease

SECTION 9

8140 Tall Timber Drive Gainesville, VA 20155

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Partnership Agreement SECTION 10

8140 Tall Timber Drive Gainesville, VA 20155

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Property Management Agreement and Exclusive Rental Agreement

SECTION 11

8140 Tall Timber Drive Gainesville, VA 20155

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Miscellaneous SECTION 12

8140 Tall Timber Drive Gainesville, VA 20155

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Glenkirk Elementary School

Date Opened: September 2005 8584 Sedge Wren Dr., Gainesville, VA 20155 - Phone: 703-753-1702

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Marsteller Middle School

Number of Students: 1,207 Number of Teachers: 78

Date Opened: 1963, new building opened in 2002 14000 Sudley Manor Dr., Bristow, VA 20136 - Phone: 703-393-7608

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Battlefield High School

Year Occupied: 2004 Planning Capacity: 2,053

1500 Graduation Dr., Haymarket, VA 20169 - 571-261-4400

Comparative Market Analysis – Active Listings

SECTION 5 Continued

8140 Tall Timber Drive Gainesville, VA 20155

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