1 EXHIBIT 7.6 AGREEMENT OF JOINT FILING Madison River Properties, L.L.C., AIMCO Properties, L.P., AIMCO-GP, Inc. and Apartment Investment and Management Company agree that the amendment to the Statement on Schedule 13D to which this Agreement is...

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                                                                     EXHIBIT 7.6

                           AGREEMENT OF JOINT FILING

         Madison River Properties, L.L.C., AIMCO Properties, L.P., AIMCO-GP,
Inc. and Apartment Investment and Management Company agree that the amendment
to the Statement on Schedule 13D to which this Agreement is attached as an
exhibit, and all future amendments to this Statement, shall be filed on behalf
of each of them.  This Agreement is intended to satisfy Rule 13d-1(f) under the
Securities Exchange Act of 1934, as amended.  This Agreement may be executed in
any number of counterparts, each of which shall be deemed an original, but all
of which together shall constitute one and the same instrument. 

Dated: November 6, 1998


                                              MADISON RIVER PROPERTIES, L.L.C.

                                              By:   AIMCO Properties, L.P.,
                                                    its managing member

                                              By:   AIMCO-GP, Inc.,
                                                    its General Partner


                                              By:   /s/ Xxxxxxx X. Xxxx   
                                                    ---------------------------
                                                    Xxxxxxx X. Xxxx
                                                    Executive Vice President


                                              AIMCO PROPERTIES, L.P.

                                              By:   AIMCO-GP, Inc.,
                                                    its General Partner


                                              By:   /s/ Xxxxxxx X. Xxxx       
                                                    ---------------------------
                                                    Xxxxxxx X. Xxxx
                                                    Executive Vice President


                                              AIMCO-GP, INC.


                                              By:   /s/ Xxxxxxx X. Xxxx        
                                                    ---------------------------
                                                    Xxxxxxx X. Xxxx
                                                    Executive Vice President


                                              APARTMENT INVESTMENT AND
                                              MANAGEMENT COMPANY

 
                                              By:   /s/ Xxxxxxx X. Xxxx        
                                                    ---------------------------
                                                    Xxxxxxx X. Xxxx
                                                    Executive Vice President