February, 2003

A NOTE FROM THE GENERAL PARTNER

Dear Limited Partners:

We are pleased to report that 2002 was another relatively successful year for the partnership. For 2002, the partnership was able to increase the quarterly distribution by 9.5% to $0.92 per unit held. The General Partner has continued to monitor cash flow and is pleased to announce its intent to maintain the distribution amount for 2003 at $0.92 per unit.

Operations during the fourth quarter of 2002 generated enough cash to enable the partnership to distribute $759,779 to the Limited Partners. Enclosed is your fourth quarter distribution check. For custodial accounts, a credit was posted to your account and a confirmation notice is enclosed.

As in prior years, BDO Seidman, LLP will conduct its annual audit and an independent national appraisal firm, Cushman & Wakefield, will appraise the partnership’s nine communities as of March 2003. We will report the appraised value of the communities as well as the net asset value of your units in the 2002 annual report, which should be available on or about April 15, 2003.

As part of our effort to reduce administrative costs for the Partnership, we will be sending a summary of the year-end operating results, rather than the entire annual report filed with the SEC. The annual report, like the quarterly reports, will be posted on our website at www.Uniprop.com. If you would like a copy mailed to you, please feel free to write us or call us at 1-800-541-7767.

Sincerely,

Genesis Associates,

The General Partner

Paul M. Zlotoff

It’s General Partner