UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D. C. 20549

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FORM 10-K

o ANNUAL REPORT UNDER SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the fiscal year ended December 31, 2009

Commission file number 000-28015

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x ANNUAL REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 FOR THE FISCAL YEAR ENDED DECEMBER 31, 2008.

o 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 000-50675

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EXCELLENCY INVESTMENT REALTY TRUST, INC.

(~~Exact name~~Name of ~~registrant~~Small asBusiness ~~specified~~Issuer in ~~its~~Its ~~charter~~Charter)

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Maryland (State or other jurisdiction of incorporation or organization)	20-8635424 (Employer Identification No.)

245 Park Avenue, 39th Floor

New York, New York 10167

(Address of principal executive offices, including zip code.)

(212) 792-4040

(Registrant's telephone number, including area code)

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act. Yes o 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 o 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 past 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 o

Indicate by check mark ~~whether the registrant has submitted electronically and posted on its corporate Website,~~ if ~~any,~~disclosure ~~every~~of ~~Interactive~~delinquent ~~Date~~filers ~~File required to be submitted and posted~~ pursuant to ~~Rule~~Item 405 of Regulation S-TK (§229.405 of this chapter) ~~during~~is not contained herein, and will not be contained, to the ~~preceding~~best 12of ~~months~~registrant’s (knowledge, in definitive proxy or ~~for~~information ~~such~~statements ~~shorter~~incorporated ~~period~~by ~~that~~reference ~~the registrant~~in ~~was~~Part ~~required~~III toof ~~submit~~this ~~and~~Form 10-K ~~post~~or ~~such~~any ~~files).~~amendment ~~Yes~~to this Form 10-K.o ~~No x~~

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 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 o

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 definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act. (Check one):

Large accelerated filer o Accelerated filer o Non-accelerated filer o (Do not check if a smaller reporting company) Smaller reporting company x

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act) Yes o No x

State the aggregate market value of the voting and non-voting common equity held by non-affiliates computed by reference to the price at which the common equity was last sold, or the average bid and asked price of such common equity. Based on the closing sale price on April 712, ~~2009~~2010, the aggregate market value of the voting common stock (13,~~480~~113,~~921~~168 shares) held by non-affiliates is $~~118~~155,~~474~~658.

State the number of shares outstanding of each of the registrant’s classes of common stock as of April 712, ~~2009~~2010: 4345,~~861~~749,~~537.~~930

Documents Incorporated by reference: None.

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EXCELLENCY INVESTMENT REALTY TRUST, INC.

FORM 10-K

For the Year Ended December 31, ~~2008~~2009

TABLE OF CONTENTS

	Table of Contents
PART I		Page
10-K
Item 1.	Description of Business	3
PART I
Item 1A.	Risk Factor	7
Item 1.	Business	1
Item 1B.	Unresolved Staff Comments	16
Item 1A.	Risk Factors	4
Item 2.	Properties	16
Item 1B.	Unresolved Staff Comments	4
Item 3.	Legal Proceedings	18
Item 2.	Properties	4
Item 4.	Submission of Matters to a Vote of Security Holders	18
Item 3.	Legal Proceedings	5
Item 4.	Submission of Matters to a Vote of Security Holders	5
PART II
Item 5.	Market for ~~Registrant’~~Company s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities	719
Item 6.	Selected Financial Data	720
Item 7.	Management’ s Discussion and Analysis of Financial Condition and Results of ~~Operations~~Operation	720
Item 7A.	Quantitative and Qualitative Disclosures About Market Risk	1126
Item 8.	Financial Statements and Supplementary Data	1226
Item 9.	Changes in and Disagreements ~~With~~with Accountants on Accounting and Financial Disclosure	3027
Item 9A.	Controls and Procedures	30
Item 9A(T).	Controls and Procedures	27
Item 9A(T).	Controls and Procedures	31
Item 9B.	Other Information	29
Item 9B.	Other Information	31
PART III
Item 10.	Directors, and Executive Officers and Corporate Governance Executive Compensation.	3130
Item 11.	Executive Compensation	32
Item 12.	Security Ownership of Certain Beneficial Owners and Management and ~~Related Stockholder Matters~~	3334
Item 13.	Related Stockholder Matters Certain Relationships and Related Transactions~~, and Director Independence~~..	3435
Item 14.	Principal ~~Accounting~~Accountant Fees and Services.	3436
PART IV		34
Item 15.	Exhibits, Financial Statement Schedules.	36
SIGNATURES		3637

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PART 1 – Financial Information

Item 1. Business Factors

Information Regarding Forward-Looking Statements

This report contains forward-looking statements that involve risks and uncertainties. We generally use words such as "believe," "may," "could," "will," "intend," "expect," "anticipate," "plan," and similar expressions to identify forward-looking statements. You should not place undue reliance on these forward-looking statements. Our actual results could differ materially from those anticipated in the forward-looking statements for many reasons, including the risks described below and elsewhere in this report. Although we believe the expectations reflected in the forward-looking statements are reasonable, they relate only to events as of the date on which the statements are made, and our future results, levels of activity, performance or achievements may not meet these expectations. We do not intend to update any of the forward-looking statements after the date of this document to conform these statements to actual results or to changes in our expectations, except as required by law.

History

On September 4, 1963, we were incorporated in the State of Oklahoma as Dorsett Educational Systems, Inc. On December 20, 2002, we changed our name to Gift Liquidators, Inc.

As of September 28, 2005 (the "Closing Date"), David Mladen purchased 11,000 shares of our Series A Convertible Preferred Stock, $0.01 par value per share ("Series A Preferred Stock"), for an aggregate purchase price of $10,000 (the "Preferred Stock Purchase Transaction"). As of the Closing Date, each share of Series A Preferred Stock was convertible into 5 shares of our common stock, $0.01 par value per share ("Common Stock"), subject to adjustment for stock dividends, stock splits, reclassifications, and similar events. Further, as of the Closing Date, two of our former stockholders, one of whom was an officer and director of the Company, sold an aggregate of 33,761 shares of our Common Stock to Mr. Mladen, which amount represented 28.6% of our issued and outstanding Common Stock (the "Common Stock Purchase Transaction," and, together with the Preferred Stock Purchase Transaction, the "Stock Purchase Transactions"). As a result of the Stock Purchase Transactions, Mr. Mladen controlled approximately 51.3% of our voting power. In addition, as of the Closing Date, our existing officers and directors resigned, and Mr. Mladen was appointed as our sole officer and director.

the Closing Date, two of our former stockholders, one of whom was an officer and director of the Company, sold an aggregate of 33,761 shares of our Common Stock to Mr. Mladen, which amount represented 28.6% of our issued and outstanding Common Stock (the "Common Stock Purchase Transaction," and, together with the Preferred Stock Purchase Transaction, the "Stock Purchase Transactions"). As a result of the Stock Purchase Transactions, Mr. Mladen controlled approximately 51.3% of our voting power. In addition, as of the Closing Date, our existing

officers and directors resigned, and Mr. Mladen was appointed as our sole officer and director.

Mr. Mladen entered into the Stock Purchase Transactions, described above, with the specific intention of taking control of our Company, and, subsequently, causing it to acquire Eternal Enterprise, Inc. ("Eternal"), a Connecticut corporation, which owned eight residential real estate properties (each a "Property," and collectively, the "Properties"), located at the following addresses:

o 154-160A Collins Street, Hartford, CT;

o 21 Evergreen Avenue, Hartford, CT;

o 243 & 255 Laurel Street, Hartford, CT;

o 252 Laurel Street, Hartford CT;

o 270 Laurel Street, Hartford, CT;

o 360 Laurel Street, Hartford, CT;

o 117-145 S. Marshall Street, Hartford, CT; and

o 56 Webster Street, Hartford, CT.

Between October 26, 2005 and October 31, 2005, we formed eight Delaware limited partnerships as wholly-owned subsidiaries of ours (the "Limited Partnerships"), as follows:

o Excellency Investment Realty Trust I, L.P.;

o Excellency Investment Realty Trust II, L.P.;

o Excellency Investment Realty Trust III, L.P.;

o Excellency Investment Realty Trust IV, L.P.;

o Excellency Investment Realty Trust V, L.P.;

o Excellency Investment Realty Trust VI, L.P.;

o Excellency Investment Realty Trust VII, L.P.; and

o Excellency Investment Realty Trust VIII, L.P.

As of November 4, 2005, we acquired Eternal, when the stockholders of Eternal, which consisted of Mr. Mladen and certain of his family members (the "Pre-Acquisition Eternal Stockholders"), exchanged 100% of the issued and outstanding shares of common stock of Eternal, for (i) limited partnership interests representing 20% of the total partnership interests of each of the Limited Partnerships, and (ii) promissory notes in the aggregate principal amount of $2,600,000 (the "Notes") (the "Eternal Acquisition"). The partnership interests of the Limited Partnerships were exchanged for shares of capital stock of Eternal based upon the ratio of each Property's value versus the aggregate value of all of the Properties. In consideration for our ownership of the remaining 80% of the total partnership interests of each of the Limited Partnerships, we agreed to assume the Notes.3

Pursuant to the Partnership Agreements of the Limited Partnerships, among other things, (i) we are the general partner of each of the Limited Partnerships, and (ii) we have the right to compel the limited partners (i.e., the Pre-Acquisition Eternal Stockholders) to exchange 100% of their limited partnership interests for shares of our Common Stock. In the event that we, as general partner of the Limited Partnerships, compel the limited partners to exchange their limited partnership interests for shares of our Common Stock, certain family members of Mr. Mladen would become shareholders of ours.

As of December 29, 2005, we entered into a Purchase and Sale Agreement with Goran Mladen, David Mladen's son (the "Purchase Agreement"), pursuant to which we purchased all of the limited partnership interests of the Limited Partnerships owned by Goran Mladen. As a result, we now own approximately 81% of the partnership interests of each of the Limited Partnerships.

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Pursuant to the Partnership Agreements of the Limited Partnerships, among other things, (i) we are the general partner of each of the Limited

Partnerships, and (ii) we have the right to compel the limited partners (i.e., the Pre-Acquisition Eternal Stockholders) to exchange 100% of their limited partnership interests for shares of our Common Stock. In the event that we, as general partner of the Limited Partnerships, compel the limited partners to exchange their limited partnership interests for shares of our Common Stock, certain family members of Mr. Mladen would become shareholders of ours.

As of December 29, 2005, we entered into a Purchase and Sale Agreement with Goran Mladen, David Mladen's son (the "Purchase greement"), pursuant to which we purchased all of the limited partnership interests of the Limited Partnerships owned by Goran Mladen. As a result, we now own approximately 81% of the partnership interests of each of the Limited Partnerships.

Following the Stock Purchase Transactions and the Eternal Acquisition, the business of Eternal, which is now 100% owned, in the aggregate, by the Limited Partnerships, became our primary business.

We intend to qualify as a real estate investment trust, or REIT, under the Internal Revenue Code of 1986, as amended. Therefore, in fiscal 2006 our management determined to change our domicile to the State of Maryland, to take advantage of Maryland's detailed and comprehensive REIT laws.

On September 20, 2006, we reincorporated in the State of Maryland by virtue of our merger with and into our wholly-owned subsidiary, Excellency Investment Realty Trust, Inc., a Maryland corporation (the "Reincorporation by Merger"). As a result of the Reincorporation by Merger, among other things:

o	The surviving company and successor filer is known as Excellency Investment Realty Trust, Inc.;

o	Each share of our issued and outstanding Common Stock and preferred stock was converted into one share of Excellency Investment Realty Trust, Inc.'s common stock and preferred stock, respectively;

o	The title to all of our property automatically vested in Excellency Investment Realty Trust, Inc.;

o	Excellency Investment Realty Trust, Inc. assumed all of our liabilities;

o	Corporate actions of the surviving entity are now governed by the Maryland Corporations and Associations Law and by Excellency Investment Realty Trust's Articles of Amendment and Restatement of Articles of Incorporation and Bylaws;

o	David Mladen, our sole officer and director, continued to serve as the sole officer and director of the surviving entity;

o	The trading symbol for the surviving entity's common stock, which is quoted on the over-the-counter bulletin board of the National Association of Securities Dealers, was changed to "EIVR"; and

o	The total number of shares of stock which the surviving entity is authorized to issue increased to 201,000,000 shares, of which 200,000,000 shares are common stock, $0.01 par value per share and 1,000,000 are preferred stock, par value $0.01.

While the Reincorporation by Merger resulted in changes to our name and state of incorporation, as well as the other changes listed above, it did not result in any material changes to our business, management, assets, liabilities or net worth.

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Our Business

General

We are engaged in the business of acquiring, developing, holding for investment, operating and selling apartment properties in metropolitan areas on the east coast of the United States. We intend to qualify as a real estate investment trust, or REIT, under the Internal Revenue Code of 1986, as amended.

Through our subsidiaries, we own eight residential real estate Properties, consisting of an aggregate of 271 apartment units, and comprising a total of approximately 221,839 square feet, all of which are leased to residential tenants, as more fully described in Item 2 below. Each of the Properties is located in the metropolitan Hartford area of Connecticut. At December 31, ~~2008~~ 2009, the Properties' occupancy rate was approximately 90.4%.

We operate in the real estate industry segment. We do not have any foreign operations, and our business is not seasonal. See the Consolidated Financial Statements attached hereto and incorporated by reference herein for financial information relating to our industry segment.

Business Strategies

Our objective is to generate stable and increasing cash flow and asset value by acquiring, developing, holding for investment, operating and selling residential real estate properties in metropolitan areas on the east coast of the United States. Our policy is to acquire assets primarily for current income generation. In addition, we will invest in properties located in markets which offer favorable value and growth prospects.

Our long-term goals are to rent and improve our Properties and to acquire additional properties with income and capital appreciation potential as suitable opportunities arise. When appropriate, we may sell or refinance selected properties. Proceeds from any such sales or refinancings will be reinvested in acquisitions of other properties, or used for operating expenses, or reserves, as we determine.

Property Selection

When making investments in residential real estate properties, we consider relevant real property and financial factors, including the condition and location of the property, its income-producing capacity and the prospects for its long-term appreciation. Residential real estate properties under consideration are first subjected to a comprehensive due diligence review. A property must be in what we consider to be a quality market area within locations that provide stability and upside potential.

The following describes the factors we consider when deciding whether to invest in a property:

o	Location considerations include characteristics of the surrounding area and the suitability of the neighborhood services and amenities available to the resident base. Property considerations include physical aspects of the property, its condition, quality of design and materials and its amenities.

The market area is characterized as having current and long-term suitable demographic and economic conditions. We consider supply and demand factors and determine whether the capture rates in the primary and secondary market areas are within appropriate standards for the resident base. We also consider the competitive advantage of the community as compared with competing properties in the same market area.

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o	In our determination of the stability of the properties operations, we consider the potential impact of rent growth, turnover, rent discounts, concessions and other factors that exist or may exist in the competitive environment.

o	We must determine, through third-party environmental and engineering assessments, that the property is not subject to any recognized environmental or physical conditions or deferred maintenance costs that would impact the future operations, marketability or salability of the property.

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Financing

As of December 27, 2005, we borrowed an aggregate of $8,224,000 from Astoria Federal Mortgage Corp., in connection with the refinancing of our Properties, evidenced by eight notes payable (the "Mortgage Notes"). The Mortgage Notes bear interest at an initial rate of 5.625%. The loans are repayable in monthly installments of principal and interest, due on the first day of each month. The Mortgage Notes mature on January 1, 2018, at which time the entire unpaid principal balance, plus accrued interest thereon, shall be payable. The Mortgage Notes are secured against each respective Property, and, David Mladen, our majority stockholder, officer and director, has guaranteed up to 5% of the outstanding balance of the principal with interest for the life of the loan. As of December 31, ~~2008~~ 2009 and ~~2007~~2008, an aggregate of $7,~~890~~762,~~446~~926 and $87,~~011~~890,~~007~~446 respectively, was due under the Mortgage Notes.

We expect that the rental income we receive from tenants of our Properties will be our primary source of funds going forward. In order to acquire additional apartment properties, we may pursue one or a combination of alternatives, as follows:

o	We may determine to take out additional loans to purchase interests in additional properties;

o	We may raise funds through any one or a combination of debt offerings and equity offerings, and use such funds to purchase interests in additional properties; or

o	We may determine to acquire additional interests in properties as sufficient funds are raised from rental income.

Property Management

Until June 30, 2006, our Properties were managed by White Knight Management, LLC ("White Knight"), a related party owned (i) 99% by Goran Mladen, the son of David Mladen, our majority shareholder, officer and director, and (ii) 1% by Gorica Mladen, David Mladen's daughter. The Properties were managed pursuant to an oral agreement we had with White Knight, according to which White Knight collected the rents for all eight of our Properties and paid our operating expenses. In consideration for such services, White Knight was entitled to retain a management fee of approximately 4% of our rent revenues.

Effective July 1, 2006, we discontinued our arrangement with White Knight and assumed all responsibilities for the management of our Properties. Therefore, there were no property management fees for the fiscal year ended December 31, ~~2007~~ 2009 or 2008.

As of January 1, 2007, we have consolidated our financial statements with White Knight. In accordance with the Financial Accounting Standards Board ("FASB") ~~Interpretation~~Interpretations ~~No.~~regarding ~~46R, "~~Consolidation of Variable Interest Entities~~" ("FIN~~ ~~46R"),~~which ancontends ~~interpretation~~that ~~of Accounting Research Bulletin No. 51,~~ a ~~variable-interest~~ ~~entity ("~~VIE") is to be consolidated by a company if that company is subject to a majority of the risk of loss for the VIE or is entitled to receive a majority of the VIE's residual returns.

Insurance

We believe that our Properties are adequately insured.

Government Regulation

Our Properties must comply with Title III of the Americans with Disabilities Act (the "ADA") to the extent that they are "public accommodations" or "commercial facilities" as defined in the ADA. The ADA does not consider residential real estate properties to be public accommodations or commercial facilities, except for portions of such properties that are open to the public. In addition, the Fair Housing Amendments Act of 1988 (the "FHAA") requires residential real estate properties first occupied after March 13, 1990, to be accessible to the handicapped. Other laws also require apartment buildings to be handicap accessible.

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In addition, under various federal, state and local laws, an owner or operator of real estate may be liable for the costs of removal or remediation of certain hazardous or toxic substances on, under or in the property. This liability may be imposed without regard to whether the owner or operator knew of, or was responsible for, the presence of the substances. Other law imposes on owners and operators certain requirements regarding conditions and activities that may affect human health or the environment.

Further, like many real estate operators, we are subject to premises liability laws, housing discrimination laws and landlord-tenant laws.

We are not aware of any material noncompliance, liability or claim relating to any of the aforementioned regulations in connection with any of our Properties.

Competition

We have acquired and intend to acquire interests in residential real ~~estate properties~~ ~~on the east coast of the United States wherever suitable communities are identified by us. We will compete with many REITs, real~~ estate ~~partnerships,~~ ~~real estate operating companies and other investors, including banks and insurance companies, many of which will have greater financial resources than we do, in the acquisition and operation of~~ properties. All of our residential real estate properties will be located in developed areas that include other multifamily residential properties. The number of competitive properties in a particular area could have a material effect on ~~our ability to lease units at our properties and on~~ the ~~rents charged at the properties. While there are no dominant competitors in the industry, the market for acquiring residential real estate properties on the~~ east coast of the United States ~~is extensive~~wherever and local in nature. We may be competing with other entities that have greater resources than we do, including several with national portfolios valued at billions of dollars, and whose management may have more experience than our management. In addition, other forms of housing, including manufactured housing community properties and single-family housing provide alternatives to potential residents of multifamily residential properties. We seek to grow by acquiring residential real estate properties in selected targeted markets. We intend to compete for the acquisition of properties by identifying opportunities that other competitors do not appreciate and by offering the highest acquisition price possible within the parameters of our investment objectives and policies. We cannot predict how successful we will be in identifying and acquiring suitable ~~properties.~~

3communities are identified by us. We will compete with many REITs, real estate partnerships, real estate operating companies and other investors, including banks and insurance companies, many of which will have greater financial resources than we do, in the acquisition and operation of properties. All of our residential real estate properties will be located in developed areas that include other multifamily residential properties. The number of competitive properties in a particular area could have a material effect on our ability to lease units at our properties and on the rents charged at the properties. While there are no dominant competitors in the industry, the market for acquiring residential real estate properties on the east coast of the United States is extensive and local in nature. We may be competing with other entities that have greater resources than we do, including several with national portfolios valued at billions of dollars, and whose management may have more experience than our management. In addition, other forms of housing, including manufactured housing community properties and single-family housing provide alternatives to potential residents of multifamily residential properties. We seek to grow by acquiring residential real estate properties in selected targeted markets. We intend to compete for the acquisition of properties by identifying opportunities that other competitors do not appreciate and by offering the highest acquisition price possible within the parameters of our investment objectives and policies. We cannot predict how successful we will be in identifying and acquiring suitable properties.

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Employees

We currently have two (2) employees, ~~David~~Gorica ~~Mladen~~Adduci, who is our President and Chief Executive Officer, a director of ours, and our majority shareholder, and Richard A. Pelletier, who is our Chief Financial Officer. Our subsidiary Limited Partnerships, described elsewhere in this annual report, currently have no employees. Eternal Enterprise, Inc., which is 100% owned, in the aggregate, by our subsidiary Limited Partnerships, currently employs ten (10) individuals, including Goran Mladen and Gorica Mladen, the son and daughter of David Mladen, our former CEO and family members of Gorica Adduci. Eternal's employees are primarily involved in the supervision and maintenance of the Properties. White Knight Management, a company we recently consolidated our financial statements with in accordance with ~~FIN~~current ~~46R~~FASB standards, has no employees.

Item 1A. ~~Risk Factors~~

~~Not applicable.~~Risk Factors

We are subject to certain risks and uncertainties as described below. These risks and uncertainties may not be the only ones we face. There may be additional risks that we do not presently know of, or that we currently consider immaterial. All of these risks could adversely affect our business, financial condition, results of operations and cash flows. Our business and operations may be adversely affected if any of such risks are realized. All investors should consider the following risk factors before deciding to purchase or sell our securities.

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Risks Relating to our Business

We have incurred historical losses. As a result, we may not be able to generate profits, support our operations, or establish a return on invested

capital.

We incurred net losses in fiscal 2008 and 2009 of $2,165,274 and $2,285,412, respectively. In addition, we expect to increase our operating expenses to fund our anticipated growth. We cannot assure that any of our business strategies will be successful or that significant revenues or profitability will ever be achieved or, if they are achieved, that they can be consistently sustained or increased on a quarterly or annual basis. As a result, we may have to curtail or cease our operations.

We expect our operating losses to continue.

We expect to incur increased operating expenses during the next year. The amount of net losses and the time required for us to reach and sustain profitability are uncertain. The likelihood of our success must be considered in light of the problems, expenses, difficulties, and delays frequently encountered in connection with business, including, but not limited to uncertainty as to the management of multi-dwelling residential properties. There can be no assurance that we will ever generate revenue or achieve profitability at all or on any substantial basis. The failure to do so would have a material adverse affect on our business.

We have a limited amount of cash and are likely to require additional capital to continue our operations.

We have a limited amount of available cash and will likely require additional capital to successfully implement our business plan. There can be no assurance that we will be able to obtain additional funding when needed, or that such funding, if available, will be obtainable on terms acceptable to us. In the event that our operations do not generate sufficient cash flow, or we cannot obtain additional funds if and when needed, we may be forced to curtail or cease our activities.

We may fail to continue as a going concern, in which event you may lose your entire investment in our shares.

Our audited consolidated financial statements have been prepared on the assumption that we will continue as a going concern. Our independent auditor has indicated in its audit report to the consolidated financial statements that our recurring losses from operations and our difficulties in generating sufficient cash flow to meet our obligations and to sustain our operations raise substantial doubt about our ability to continue as a going concern. If we fail to continue in business, our shareholders will lose all or a substantial portion of their investments.

Management has determined that we have certain weaknesses in our disclosure controls and procedures.

The Sarbanes-Oxley Act requires public companies to maintain disclosure controls and procedures that are designed to ensure that information required to be disclosed in reports filed with the SEC is recorded, processed, summarized and reported within the time required. The Sarbanes-Oxley Act also requires documentation of internal control procedures, remediation as needed, and periodic testing of the controls.

In connection with the audit of our consolidated financial statements for the year ended December 31, 2009, Gorica M. Adduci, our principal executive officer, and Richard Pelletier, our principal financial and accounting officer, have evaluated the effectiveness of disclosure controls and procedures as of the end of the period covered by this annual report. Based upon that evaluation, Ms. Adduci and Mr. Pelletier have discovered a lack of effectiveness in our disclosure controls and procedures during and following the year ended December 31, 2009.

Our management intends to engage in remediation efforts to address the material weaknesses identified in our disclosure controls and procedures. These remediation efforts will be designed to address the material weaknesses identified by management and to improve and strengthen our overall control environment. There can be no assurance that any design will succeed in achieving its stated goals under all potential future conditions.

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We are subject to risks inherent in the ownership of real estate.

We own and manage multifamily rental apartment properties that are subject to varying degrees of risk generally incident to the ownership of real estate. Our financial condition and the value of our Properties will be dependent upon our ability to operate our Properties in a manner sufficient to generate income in excess of operating expenses and debt service charges, which may be affected by the following risks, some of which are further discussed below:

o	changes in the economic climate in the markets in which we own and manage properties, including interest rates, the overall level of economic

o	activity, the availability of consumer credit and mortgage financing, unemployment rates and other factors;

o	a lessening of demand for the multifamily rental properties that we own;

o	competition from other available multifamily rental properties and changes in market rental rates;

o	increases in property and liability insurance costs;

o	changes in real estate taxes and other operating expenses (e.g., cleaning, utilities, repair and maintenance costs, insurance and administrative costs, security, landscaping, staffing and other general costs);

o	changes in laws and regulations affecting properties (including tax, environmental, zoning and building codes, and housing laws and regulations);

o	weather and other conditions that might adversely affect operating expenses;

o	expenditures that cannot be anticipated, such as utility rate and usage increases, unanticipated repairs and real estate tax valuation reassessments or millage rate increases;

o	our inability to control operating expenses or achieve increases in revenues;

o	risks of personal injury claims and property damage related to mold claims because of diminished insurance coverage;

o	catastrophic property damage losses that are not covered by our insurance;

o	risks associated with property acquisitions such as environmental liabilities, among others;

o	changes in market conditions that may limit or prevent us from acquiring or selling properties; and

o	the perception of residents and prospective residents as to the attractiveness, convenience and safety of our properties or the neighborhoods in which they are located.

We are dependent on rental income from our multifamily apartment complexes.

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We are dependent on rental income to pay operating expenses. Potential residents may choose not rent units in our Properties due to many factors, including the general economic climate, the local economic climate, local real estate considerations (such as oversupply of or reduced demand for apartments), the perception of the safety, convenience and attractiveness of the communities or neighborhoods in which our Properties are located, and the quality of local schools and other amenities.

As of December 31, 2009, our Properties were approximately 85.61% occupied. If we are unable to attract and retain residents or if our residents are unable, due to an adverse change in the economic condition of a particular region or otherwise, to pay their rental obligations, our income and results of operations will be adversely affected.

Our multifamily apartment buildings are subject to competition.

Our Properties are located in developed areas that include other properties. We face and will face competition from other properties of the same type within the areas in which our apartment buildings are and will be located. The Properties also compete with other rental alternatives, such as condominiums, single and multifamily rental homes and owner occupied single and multifamily homes, in attracting residents. Competition from other properties and rental alternatives may affect our ability to attract and retain residents, to increase rental rates and to minimize expenses of operation. Virtually all of the leases for our apartment buildings are and will be short-term leases (generally, one year). In addition, increased competition for residents may require us to make capital improvements to apartment communities which we would not have otherwise planned to make. Any unbudgeted capital improvements we undertake may divert cash that would otherwise be available to us to support our operations. Ultimately, to the extent we are unable to renew leases or re-lease apartment units as leases expire, it would result in decreased cash flow from

residents and harm our operating results.

We face competition for the acquisition of apartment buildings, which may impede our ability to make future acquisitions or may increase the cost of acquisitions.

We compete with many other entities engaged in real estate investment activities for acquisitions of apartment buildings, including institutional pension funds, REITs, and other owner-operators of apartments. These competitors may drive up the prices we have to pay to acquire interests in residential real estate properties we seek to acquire, or may succeed in acquiring those assets themselves. In addition, our potential acquisition targets may find our competitors to be more attractive suitors because they may have greater resources, may be willing to pay more or may have a more compatible operating philosophy. In particular, large REITs may enjoy significant competitive advantages that result from, among other things, a lower cost of capital, the ability to use their listed shares and UPREIT structure as currency for acquisition, and enhanced operating efficiencies. If we pay higher prices for properties, or are unable to acquire additional properties due to increased competition, our profitability will be reduced, and our income and results of operations will be adversely affected.

The properties we own are currently concentrated in the Hartford, Connecticut area.

All of the properties we currently own are located in the metropolitan Hartford area of Connecticut. Our performance, therefore, is linked to economic conditions and the market for available rental housing in this state. Although we intend to expand our business into other geographic areas, there is no guarantee we will be able to do so. Therefore, the decline in the market for apartment housing in Hartford, Connecticut would adversely affect our financial condition and results of operations.

Our insurance may not be adequate to cover certain risks.

There are certain types of risks, generally of a catastrophic nature, such as earthquakes, floods, windstorms, act of war and terrorist attacks, that may be uninsurable, or are not economically insurable, or are not fully covered by insurance. Moreover, certain risks, such as mold and environmental exposures, generally are not covered by our insurance. Should an uninsured loss or a loss in excess of insured limits occur, we could lose our equity in the affected property as well as the anticipated future cash flow from that property. Any such loss could have a material adverse effect on our business, financial condition and results of operations.

Discovery of previously undetected environmentally hazardous conditions and physical defects may adversely affect our operating results.

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Under various federal, state and local environmental laws, ordinances and regulations, a current or previous owner or operator of real property may be liable for the cost of removal or remediation of hazardous or toxic substances on such property. Such laws often impose liability whether or not the owner or operator knew of, or was responsible for, the presence of such hazardous or toxic substances. Environmental laws also may impose restrictions on the manner in which property may be used or business may be operated, and these restrictions may require expenditures. Environmental laws provide for sanctions in the event of noncompliance and may be enforced by governmental agencies or, in certain circumstances, by private parties. In connection with the acquisition and ownership of our Properties, we may be potentially liable for such costs. The cost of defending against claims of liability, of compliance with environmental regulatory requirements, or of remediating any contaminated property could materially adversely affect our business, assets or results of operations.

In addition, although we engage third parties to conduct engineering assessments of properties we intend to acquire, we cannot assure you that these assessments will detect latent or patent physical defects affecting such properties or accurately reflect the cost to repair or improve the property. The unforeseen cost of repairing or improving a property could materially adversely affect our business, assets or results of operations.

Cash flow from operations may be insufficient to meet our debt obligations.

The vast majority of our assets are encumbered by mortgage debt. In December 2005, we borrowed an aggregate of $8,224,000 from Astoria Federal Mortgage Corp., in connection with the refinancing of our Properties, evidenced by eight notes payable. As of December 31, 2009, the aggregate amount of the notes was $7,762,926. We may borrow additional money to acquire interests in additional properties. There is a risk that the encumbered properties will not have sufficient cash flow from operations for payments of required principal and interest. Further, we may not be able to refinance these loans at an amount equal to the loan balance and the terms of any refinancing will not be as favorable as the terms of existing indebtedness. If we cannot meet our debt obligations on our secured loans, the lender could take the property, and we would lose both the asset and the income we were deriving from it, which would adversely affect our business and results of operations.

Our management may not be successful in identifying suitable additional acquisitions that meet our criteria.

Our management may not be successful in identifying additional suitable apartment properties that meet our acquisition criteria or consummating additional acquisitions on satisfactory terms. Except for the investments described in this annual report, you will have no opportunity to evaluate the terms of transactions or other economic or financial data concerning our investments. You must rely entirely on management's abilities. Failures in identifying or consummating acquisitions could reduce the number of acquisitions we complete, which could in turn harm our ability to achieve our investment objectives and our results of operations.

Real estate investments are generally illiquid, and we may not be able to sell our properties when it is economically or strategically advantageous to do so.

Because real estate investments are relatively illiquid, our ability to promptly sell one or more apartment buildings in our portfolio in response to changing economic, financial and investment conditions is limited. The real estate market is affected by many factors, such as general economic conditions, availability of financing, interest rates and other factors, including supply and demand, that are beyond our control. We cannot predict whether we will be able to sell any Property for the price or on the terms set by us, or whether any price or other terms offered by a prospective purchaser would be acceptable to us. We also cannot predict the length of time needed to find a willing purchaser and to close the sale of a community. We may be required to expend funds to correct defects or to make improvements before a community can be sold. We cannot assure you that we will have funds available to correct those defects or to make those improvements. The inability to sell our Properties when it is

economically or strategically advantageous to do so would adversely affect our business.

Litigation may result in unfavorable outcomes.

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Like many real estate operators, we may be involved in lawsuits involving premises liability claims, housing discrimination claims and alleged violations of landlord-tenant laws, which may give rise to class action litigation or governmental investigations. Any material litigation not covered by insurance, such as a class action, could result in substantial costs being incurred, and, thereby, adversely affect our business, assets or results of operations.

The costs of complying with laws and regulations could adversely affect our cash flow.

Our Properties must comply with Title III of the Americans with Disabilities Act (the "ADA") to the extent that they are "public accommodations" or "commercial facilities" as defined in the ADA. The ADA does not consider apartment buildings to be public accommodations or commercial facilities, except for portions of such properties that are open to the public. In addition, the Fair Housing Amendments Act of 1988 (the "FHAA") requires apartment buildings first occupied after March 13, 1990, to be accessible to the handicapped. Other laws also require apartment buildings to be handicap accessible. Noncompliance with these laws could result in the imposition of fines or an award of damages

to private litigants. If compliance with these laws involves substantial expenditures or must be made on an accelerated basis, our business could be adversely affected.

Rising operating expenses could reduce our cash flow and funds available for operations.

We bear all expenses incurred in our operations. If any property is not fully occupied, or if rents are being paid in an amount that is insufficient to cover operating expense, then we could be required to expend funds for that property's operating expenses. Our properties will be subject to increases in real estate and other tax rates, utility costs, operating expenses, insurance costs, repairs and maintenance and administrative expenses. In addition, our board of directors, in its discretion, may retain any portion of cash funds generated by operations for working capital. Therefore, rising operating expenses could adversely affect our business, assets or results of operations.

Competition for skilled personnel could increase our labor costs.

We compete with various other companies in attracting and retaining qualified and skilled personnel who are responsible for the day-to-day operations of our properties. Competitive pressures may require that we enhance our pay and benefits package to compete effectively for such personnel. We may not be able to offset such added costs by increasing the rates we charge our tenants. If there is an increase in these costs or if we fail to attract and retain qualified and skilled personnel, our business and operating results could be harmed.

We depend on our key personnel.

Our success depends to a significant degree upon the continued contribution of David Mladen, our former President and Chief Executive Officer, who is now working as a consultant to the company. While Gorica M. Adduci who grew up in the real estate business, has taken over as President, CEO, and director. There can be no assurance that the services of Mr. Mladen will continue to be available to us. In addition, we do not hold key-man life insurance on Mr. Malden. The loss of services of Mr. Mladen could have a material adverse effect on our business and operations.

Securities and Exchange Commission v. Excellency Investment Realty Trust, Inc. and David D. Mladen, Case No. 308CV01583 filed in the United Stated District Court District of Connecticut on October 16, 2008. The case was filed by the SEC alleging that a market manipulation scheme in which Defendants Excellency Investment Realty Trust, Inc. and David D. Mladen, former our president, chief executive officer and majority shareholder, allegedly engaged in a number of transactions designed to artificially inflate the price of our common stock by making purchases and sales in the stock. After this case had been pending for a number of months, on July 14, 2009, a final judgment was filed in the US District Court of New Haven, CT. It was ordered that David D. Mladen is prohibited for five years following the date of the filing from acting as an officer or director of any issuer that has a class of securities registered pursuant to Section 12 of the Exchange Act. Additionally, Mr. Mladen was ordered to pay a disgorgement of $5,000, representing profits gained as a result of the conduct alleged in the original complaint, together with prejudgment interest of $254. Finally, Mr. Mladen was ordered to pay a civil penalty in the amount of $50,000.

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David D. Mladen (“Mr. Mladen”), resigned his positions as of August 13, 2009. Mr. Mladen voluntarily resigned in his capacities in keeping with the agreement reached in settlement of the civil litigation previously initiated by the U.S. Securities and Exchange Commission against the Company and Mr. Mladen, individually. Mr. Mladen’s agreement, which is to not serve as an Officer or a Director for a period of five (5) years, was approved by the United States District Court, District of Connecticut in SEC v. Excellency Investment Realty Trust, Inc. and David D. Mladen, Case No. 3:08-cv-0158-JBA, by Final Judgment dated July 15, 2009, which becomes non-appealable on August 17, 2009. There is no disagreement between Mr. Mladen and the Company regarding his voluntary resignation announced in this Form 8-K, as settlement of the SEC litigation by consenting to the five year bar that was included in the Final Judgment was believed to be in the Company’s and Mr. Mladen’s best interest.

Effective prior to the date and time of Mr. Mladen’s voluntary resignation as an Officer and Director of the Company, Gorica Adduci, who has worked in the real estate industry for quite some time, was appointed by the Directors of the Company as a replacement Director, President and the Interim Chief Executive Officer to replace those roles historically filled by Mr. Mladen until the next regularly scheduled meeting of shareholders where Directors stand for re-election.

Our business will be harmed if we cannot adequately manage our properties or engage and retain the services of reputable and reliable managers for our Properties.

Until June 30, 2006, our Properties were managed by White Knight Management, LLC ("White Knight"), a related party. We currently manage each of the Properties, however, we may desire to retain another management company to handle the day-to-day management of our Properties. A management company would be responsible for leasing, maintenance and other day-to-day management of the Properties. Because our revenues will largely be derived from rents, our financial condition will be dependent on our ability, or the ability of other third-party managers, that we may not control, to operate the Properties successfully. There can be no assurance that we will be able to retain experienced property managers to manage our properties. If our third-party managers are unable to operate the Properties successfully, our financial condition could be adversely affected.

Risks Relating to Our Common Stock and Other Securities

There is a limited market for our Common Stock. If a substantial and sustained market for our Common Stock does not develop, our stockholders' ability to sell their shares may be materially and adversely affected.

Our Common Stock is tradable on the over-the-counter market and is quoted on the OTC Bulletin Board under the symbol "EIVR." However, there is only a limited public market for our shares, and, therefore, it will be difficult for you to sell your shares promptly. Many institutional and other investors refuse to invest in stocks that are traded at levels below the Nasdaq Small Cap Market. OTC Bulletin Board stocks are often lightly traded or not traded at all on any given day. We cannot predict whether a more active market for our Common Stock will develop in the future. In the absence of an active trading market:

o	investors may have difficulty buying and selling or obtaining market quotations;

o	market visibility for our Common Stock may be limited; and

o	a lack of visibility for our Common Stock may have a depressive effect on the market price for our Common Stock.

Our current executive officer, director and major stockholder owns a significant percentage of our voting stock. As a result, he exercises significant control over our business affairs and policy.

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As of the date hereof, David Mladen, our majority shareholder, beneficially owns approximately 93.4% of our voting stock. Therefore, Mr. Mladen is able to significantly influence all matters requiring approval by stockholders, including the election of directors and the approval of significant corporate transactions. This concentration of ownership may also have the effect of delaying, deterring or preventing a change in control and may make some transactions more difficult or impossible to complete without the support of Mr. Mladen.

Shares issuable upon the conversion of shares of our convertible preferred stock could dilute stock holdings and adversely affect our stock price.

As of the date hereof, there are 10,000 shares of our Series A Preferred Stock issued and outstanding, and held by David Mladen, our majority shareholder. Each share of our Series A Preferred Stock is convertible at any time, at the holder's option, into 143 shares of our Common Stock. The number of shares of Common Stock issued upon the conversion of these shares of Series A Preferred Stock will cause immediate and possibly substantial dilution to our stockholders. In addition, issuance of shares of our Common Stock pursuant to the conversion of shares of our Series A Preferred Stock could lead to subsequent sales of such shares in the public market, which could depress the market price of our stock by creating an excess in supply of shares for sale. Issuance of these shares and sale of these shares in the public market could also impair our ability to raise capital by selling equity securities.

We have a significant amount of authorized but unissued preferred stock, which may affect the likelihood of a change of control in our Company.

Our board of directors has the authority, without further action by the stockholders, to issue shares of our preferred stock on such terms and with such rights, preferences and designations as it may determine, in its sole discretion. Such terms may include restricting dividends on our Common Stock, dilution of the voting power of our Common Stock, or impairing the liquidation rights of the holders of our Common Stock. The board has already authorized classes of Series A Convertible Preferred Stock, Series B Voting Preferred Stock, and Series C Convertible Preferred Stock. Issuance of such preferred stock, depending on the rights, preferences and designations thereof, may have the effect of delaying, deterring or preventing a change in control.

Our certificate of incorporation contains provisions that could discourage an acquisition or change of control of our Company.

Our certificate of incorporation authorizes our board of directors to issue preferred stock without stockholder approval. Provisions of our certificate of incorporation, such as the provision allowing our board of directors to issue preferred stock with rights more favorable than our Common Stock, could make it more difficult for a third party to acquire control of us, even if that change of control might benefit our stockholders.

Your interest in our Company may be diluted if we issue additional shares.

Investors in our Company do not have preemptive rights to purchase additional shares of our Common stock, and, therefore, may experience dilution of their equity investment in our company in the event that we (i) sell additional shares of Common Stock in the future, (ii) sell securities that are convertible into shares of our Common Stock, (iii) issue shares in a private offering of securities to institutional investors, (iv) issue shares to the limited partners of our subsidiary limited partnerships in exchange for their limited partnership interests. Further, our board has the ability to issue shares of preferred stock with rights senior to those of our Common Stock, which could include superior dividend rights that could result in our common stockholders receiving no dividend distributions.

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Our Common Stock may be deemed to be a "penny stock." As a result, trading of our shares may be subject to special requirements that could impede our stockholders' ability to resell their shares.

Our Common Stock is a "penny stock," as that term is defined in Rule 3a51-1 of the Securities and Exchange Act of 1934, because it is selling at a price below five dollars per share. In the future, if we are unable to list our Common Stock on Nasdaq, or a national securities exchange, or the per share sale price is not at least $5.00, our Common Stock may continue to be deemed to be a "penny stock." Penny stocks are stocks:

o	with a price of less than five dollars per share;

o	that are not traded on a recognized national exchange;

o	whose prices are not quoted on the Nasdaq automated quotation system; or

o	of issuers with net tangible assets less than (i) $2,000,000 if the issuer has been in continuous operation for at least three years; or (ii) $5,000,000 if in continuous operation for less than three years; or (iii) of issuers with average revenues of less than $6,000,000 for the last three years.

Section 15(g) of the Exchange Act, and Rule 15g-2 of the Securities and Exchange Act of 1934, require broker-dealers dealing in penny stocks to provide potential investors with a document disclosing the risks of penny stocks and to obtain a manually signed and dated written receipt of the document before effecting any transaction in a penny stock for the investor's account. Moreover, Rule 15g-9 of the Securities and Exchange Act of 1934 requires broker-dealers in penny stocks to approve the account of any investor for transactions in such stocks before selling any penny stock to that investor. This procedure requires the broker-dealer:

o	to obtain from the investor information concerning his or her financial situation, investment experience and investment objectives;

o	to determine reasonably, based on that information, that transactions in penny stocks are suitable for the investor and that the investor has sufficient knowledge and experience as to be reasonably capable of evaluating the risks of penny stock transactions;

o	to provide the investor with a written statement setting forth the basis on which the broker-dealer made the determination in (ii) above; and

o	to receive a signed and dated copy of such statement from the investor, confirming that it accurately reflects the investor's financial situation, investment experience and investment objectives.

Compliance with these requirements may make it more difficult for holders of our Common Stock to resell their shares to third parties or to otherwise dispose of them.

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Item 1B. Unresolved Staff Comments

None.

Item 2. Properties (~~Unaudited~~unaudited)

General

As of December 31, ~~2008~~2009, we owned eight (8) residential real estate properties consisting of ~~247~~271 units. The table below lists the location of our properties, the number and type of units in each property, the range of rents, and the vacancies of these properties as of December 31, ~~2008~~2009.

Name of Property	Units		EFF		1bd		1.5bd		2bd		3bd		Average cost per unit		# Vacant		Occupancy %
													2009
252 Laurel St		18		3									$	550.00		-		100.00	%
Hartford,06105						15							$	650-$750


243 Laurel St		34														4		88.24	%
Hartford,06105						18							$	525-$725
255 Laurel St						12							$	600-$725
Hartford,06105										4			$	760-$800



270 Laurel St		77		73									$	475-$650		5		93.51	%
Hartford,06105						3							$	700-$750

										1			$	775


117-145 S.Marshall		43														1		97.67	%
Hartford,06105						6							$	550-$649
										36			$	700-$825
												1	$	1,150


154-160A Collins St		41														6		85.37	%
Hartford,06105						32							$	450 - $700.00
								8					$	650-$700.00
												1	$	1,100.00



56 Webster St		16														1		93.75	%
Hartford, 06114				6									$	400 - $595
						10							$	500-$611


360 Laurel St		18												0		18		0.00	%
Hartford,CT						13								0
										3				0
								2						0

21 Evergreen		24														4		83.33	%
Hartford, 06105				6									$	500-$625
						18							$	625-$750
		271		88		127		10		44		2				39		85.61	%

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Name of Property	Units	EFF	1bd	1.5bd	2bd	3bd	Average cost per unit	# Vacant	Occupancy %
							2008
252 Laurel St	18	3					$550.00	-	100.00%
Hartford,06105			15				$650-$750
243 Laurel St	34							1	97.06%
Hartford,06105			18				$525-$725
255 Laurel St			12				$600-$725
Hartford,06105					4		$760-$800
270 Laurel St	77	73					$475-$650	1	98.70%
Hartford,06105			3				$700-$750
					1		$775
117-145 S.Marshall	43							1	97.67%
Hartford,06105			6				$550-$649
					36		$700-$825
						1	$1,150
154-160A Collins St	41							1	97.56%
Hartford,06105			32				$450 - $700.00
				8			$650-$700.00
						1	$1,100.00
56 Webster St	16							-	100.00%
Hartford, 06114		6					$400 - $595
			10				$500-$611
360 Laurel St	18						0	18	0.00%
Hartford,CT			13				0
					3		0
				2			0
21 Evergreen	24							4	83.33%
Hartford, 06105		6					$500-$625
			18				$625-$750
	271	88	127	10	44	2		26	90.41%

360 Laurel Street is currently under renovation. It is anticipated that the renovations would be completed by July, 2010, at which time the property will be leased in full to a Hartford, CT non-profit.

360 Laurel Street is currently under renovation. It was anticipated that the renovations would be completed by the end of 2008, however, due to cash flow and limited availability of financing in the current market, renovations have been slowed. These renovations are anticipated to be competed sometime in 2009.

Financing

As of December 27, 2005, we borrowed an aggregate of $8,224,000 from Astoria Federal Mortgage Corp., in connection with the refinancing of our Properties, evidenced by eight notes payable (the "Mortgage Notes"). The Mortgage Notes bear interest at an initial rate of 5.625%. The loans are repayable in monthly installments of principal and interest, due on the first day of each month. The Mortgage Notes mature on January 1, 2018, at which time the entire unpaid principal balance, plus accrued interest thereon, shall be payable. The Mortgage Notes are secured against each respective Property, and, David Mladen, our majority stockholder, ~~officer and director,~~ has guaranteed up to 5% of the outstanding balance of the principal with interest for the life of the loan.

The following table sets forth certain material terms of each of the Mortgage Notes as of December 31, ~~2008~~2009:

Location of Property	Mortgage Note Amount (as of December 31, 2008)		Monthly Principal and Interest Payment
	P & I		Mortgage
154-160A Collins Street, Hartford, CT	$	1,251,112	$	7,507
Property	Payment		Prin. Bal.
21 Evergreen Avenue, Hartford, CT	$	675,447	$	4,053
56 Webster		2,763		453,089
243 & 255 Laurel Street, Hartford, CT	$	1,082,250	$	6,493
270 Laurel		11,513		1,887,871
252 Laurel Street, Hartford CT	$	560,314	$	3,362
252 Laurel		3,362		551,258
270 Laurel Street, Hartford, CT	$	1,918,883	$	11,513
243 - 255 Laurel		6,493		1,064,759
360 Laurel Street, Hartford, CT	$	567,989	$	3,408
21 Evergreen		4,053		664,531
117-145 S. Marshall Street, Hartford, CT	$	1,373,920	$	8,243
117-145 S. Marshall		8,243		1,351,716
56 Webster Street, Hartford, CT	$	460,531	$	2,763
154-160A Collins		7,507		1,230,892
Total:	$	7,890,446	$	47,342
360 Laurel		3,408		558,810
		47,342		7,762,926

We used the amounts borrowed from Astoria Federal Mortgage Corp. to repay the aggregate amount of $5,263,472 of principal and interest we owed under previous mortgages with Credit Suisse First Boston Mortgage Capital, LLC. In connection with such refinancing, we incurred approximately $654,083 in pre-payment penalties in fiscal 2005. The remaining funds have been used to purchase all of the limited partnership interests of our subsidiary Limited Partnerships owned by Goran Mladen, the son of our majority stockholder and sole officer and director, and for general working capital purposes.

Objectives

Our long-term goals are to rent and improve our properties and to acquire additional properties with income and capital appreciation potential as suitable opportunities arise. When appropriate, we may sell or refinance selected properties. Proceeds from any such sales or refinancings will be17

~~reinvested in~~Table ~~acquisitions~~ of ~~other properties, or used for operating expenses, or reserves, as we determine.~~Contents

Item 3. Legal Proceedings

Securities and Exchange Commission v. Excellency Investment Realty Trust, Inc. and David D. Mladen, Case No. 308CV01583 filed in the United Stated District Court District of Connecticut on October 16, 2008. ~~This~~The case ~~involves~~was anfiled ~~alleged~~by ~~fraudulent~~the SEC alleging that a market manipulation scheme in which Defendants Excellency Investment Realty Trust, Inc. and David D. Mladen, our former president, chief executive officer and majority shareholder, allegedly engaged in a number of transactions designed to artificially inflate the price of our common stock by making purchases and sales in the stock. ~~Our~~After ~~attorneys have~~this case had been ~~instructed~~pending tofor ~~vigorously~~a ~~defend~~number ~~against~~of ~~this~~months, ~~action~~on July 14, 2009, a final judgment was filed in the US District Court of New Haven, CT. It was ordered that David D. Mladen is ~~too~~ ~~early~~prohibited for five years following the date of the filing from acting as an officer or director of any issuer that has a class of securities registered pursuant to ~~ascertain~~Section 12 of the Exchange Act. Additionally, Mr. Mladen was ordered to pay a ~~probable~~disgorgement ~~outcome~~of $5,000, representing profits gained as a result of the conduct alleged in the original complaint, together with prejudgment interest of $254. Finally, Mr. Mladen was ordered to pay a civil penalty in the amount of $50,000.

Item 4. Submission of Matters to a Vote of Security Holders

There were no matters submitted to the shareholders during ~~2008~~2009.

618

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PART II - Other Information

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

Market Information

Our Common Stock is quoted on the OTC Bulletin Board of the Financial Industry Regulatory Authority ("FINRA"). Through approximately October 15, 2005, our trading symbol was "GFTL." Following a 15-for-1 reverse stock split we effected on or around that date, our trading symbol was changed to "GFLQ." Following our Reincorporation by Merger in Maryland, and resulting name change, effective as of September 20, 2006, our trading symbol was changed to "EIVR."

There has been practically no "public market" for shares of our Common Stock. No assurance can be given that any market for our Common Stock will develop or be maintained.

Period		High	~~High~~	~~Low~~	Low
First quarter	2007		10.01	3.00
First quarter 2008			1.90			1.65
Second quarter	2007		3.00	1.01
Second quarter 2008			3.60			1.70
Third quarter	2007		1.60	1.01
Third quarter 2008			4.00			4.25
Forth quarter	2007		1.70	1.55
Forth quarter 2008			3.75			0.08
First quarter	2008		1.90	1.65
First quarter 2009			0.15			0.15
Second quarter	2008		3.60	1.70
Second quarter 2009			0.10			0.10
Third quarter	2008		4.00	4.25
Third quarter 2009			0.15			0.15
Forth quarter	2008		3.75	0.08
Forth quarter 2009			0.18			0.18

Holders

As of the date hereof, the number of record holders of our Common Stock was approximately ~~555~~556. The aggregate number of shares outstanding as of the date hereof is 4344,~~861~~218,~~537~~680.

Dividends

We have not declared any cash dividends with respect to our Common Stock and do not intend to declare dividends in the foreseeable future. Our future dividend policy cannot be ascertained with any certainty.

Securities Authorized for Issuance Under Equity Compensation Plans

We currently have no equity compensation plans.

Recent Sales of Unregistered Securities

In the ~~three-month~~ ~~period~~year ended December 31, 2008, and subsequent periods through the date hereof, we issued unregistered securities, as follows:

Issuance of Shares for Past Services

On December 16, 2008, the company issued 100,000 restricted common shares to Carlos D. Carrillo for payment against an outstanding invoice dated October 11, 2008.

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Purchases of Equity Securities by the Small Business Issuer and Affiliated Purchasers

Between July, 2006 and September, 2006, we purchased an aggregate of 4,969 shares of our Common Stock in the open market, through a brokerage account (the "Brokerage Account") held in the name of Excellency Investment Realty Trust I, L.P., a limited partnership which is owned (i) 81% by the Company, and (ii) 19%, collectively, by David Mladen, our majority shareholder ~~and sole officer and director~~, and his son, daughter-in-law, daughter, and son-in-law. For accounting purposes, these purchases were treated as treasury stock.

2,500 of the purchased shares were resold in the open market. The purchase price per share for these shares was between $8.16 and $24.44. The selling price per share for these shares was between $11.66 and $24.26. The difference between the aggregate purchase price and the aggregate sales price of $16,359 was recorded as additional paid in capital in the accompanying consolidated financial statements.

As of December 31, ~~2008~~2009, 2,469 remaining shares of our common stock are held in the Brokerage Account. We paid an aggregate of $34,168, or an average of $13.83 per share, for the 2,469 remaining shares of stock, and have recorded the acquisition of these shares as treasury stock shares at cost in the accompanying consolidated financial statements.

Issuance of Shares for Notes Payable Owed

On December 16, 2009 David Mladen sold to Faith Capital NY a portion of his note receivable in the amount of $12,500. Effective immediately that same date, Excellency Investment Realty Trust, Inc. agreed to convert that portion of the note into common stock at a per share price of $0.035, and issued 357,143 common shares to retire the debt. The shares were recorded at their fair market value at the date of grant and a loss on conversion of $58,928 was recorded for the year ended December 31, 2009.

Item 6. Selected Financial Data

A smaller reporting company is not required to provide the information required by this item.

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

The following discussion and analysis should be read in conjunction with the consolidated financial statements and notes thereto, and other financial information included elsewhere in this Form 10-K. This report contains forward-looking statements that involve risks and uncertainties. Actual results in future periods may differ materially from those expressed or implied in such forward-looking statements as a result of a number of factors, including, but not limited to, the risks discussed under the heading "Risk Factors" and elsewhere in this Form 10-K.

720

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Overview

Critical Accounting Policies, Estimates and New Accounting Pronouncements

The “Management’s Discussion and Analysis of Financial Condition and Results of Operations” section includes a discussion of our financial statements, which have been prepared in accordance with U.S. generally accepted accounting principles. The preparation of these consolidated financial statements requires our management to make estimates and assumptions that affect the reported amounts of assets and liabilities and the disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period.

Our accounting policies are more fully described in Note 2 of “Notes to Consolidated Financial Statements.” However, certain policies are especially meaningful to our portrayal of results of operations and financial condition, and thus require the application of more particular judgment and thus are subject to a greater intrinsic level of risk. Accounting policies that involve estimates meeting both of the following criteria are considered by management to be “critical” accounting policies. First, the estimate requires us to make assumptions about matters that are highly uncertain at the time that the accounting estimate is made. Second, alternate estimates in the current period, or changes in the estimate that are reasonably likely in future periods, would have a material impact on the presentation of our financial condition, changes in financial condition or results of operations.

The following are summaries of our critical accounting policies:

Revenue Recognition

The Company records revenue each month of a tenant’s rental contract. It is at this point that the price is fixed per the rental agreement, collectability is reasonably assured based on a tenant’s rent payment, and the apartment unit has been provided to the tenant. The Company recognizes its revenues in the same manner as they are contractually earned as such policy complies with the following criteria: (i) persuasive evidence of an arrangement exists; (ii) the services have been provided; (iii) the fee is fixed and determinable; and, (iv) collectibility is reasonably assured.

Property, Equipment & Real Estate

Property, Equipment, Land, Buildings and Improvements are recorded at cost. Buildings and Improvements are depreciated over 27.5 years using the straight line method of depreciation. WeIn 2007, we changed the number of years for depreciation from 40 to 27.5, which was treated as a change in accounting estimate. Depreciation expense was $206,970 and $206,963 for ~~2008~~2009 and ~~2007~~2008 respectively. Total accumulated depreciation was $1,~~553~~760,~~962~~928 and $1,~~346~~553,~~992~~962 as of December 31, ~~2008~~2009 and ~~2007~~ 2008 respectively. Expenditures for maintenance and repairs, which do not generally extend the useful life of the related assets, are charged to operations as incurred. Gains or losses on disposal of property and equipment are reflected in the statement of income in the year of disposal.

Long-lived Assets

Long-lived assets consist of property and equipment. Long-lived assets are reviewed for impairment whenever events or circumstances indicate their carrying value may not be recoverable. When such events or circumstances arise, an estimate of the future undiscounted cash flows produced by the asset, or the appropriate grouping of assets, is compared to the asset's carrying value to determine if impairment exists pursuant to the requirements of ~~SFAS~~current ~~No.~~accounting ~~144, “Accounting for the Impairment or Disposal of Long-Lived Assets”~~guidance. If the asset is determined to be impaired, the impairment loss is measured based on the excess of its carrying value over its fair value. Assets to be disposed of are reported at the lower of their carrying value or net realizable value. ~~This~~Based ~~policy~~on ~~resulted~~our ~~in an~~review, ~~asset~~there was no impairment of ~~$186,909~~our inproperties ~~2007,~~during ~~which~~the isyears ~~reflected~~ended inDecember ~~Note 11~~31, 2009 or 2008.

~~Cash and Cash Equivalents~~21

The Company considers all highly liquid instruments purchased with an original maturity of three months or less to be cash equivalents. As of December 31, 2008 and 2007, the Company has no cash equivalents

Accounts Receivable - Tenants

Tenant receivables are reported net of an allowance for doubtful accounts. Management has elected to be as conservative as possible and included 100% of its moved out tenant receivables and 75% of its current tenant receivables in its allowance for doubtful accounts, even though it has judgments against many of the tenants. As of December 31, 2008, and 2007, the Company has recorded an allowance for doubtful accounts of $820,795 and $701,847, respectively. Any positive effect of collecting on these judgments has not been reflected in these statements. An allowance for doubtful accounts is established based upon the tenants’ aging and prior history with specific tenants.

Deferred Financing Costs

The Company incurred approximately $178,000 of deferred financing costs related to Mortgage Notes Payable, which is being amortized over the life of the mortgage notes payable (twelve years). Amortization expense, calculated using the effective interest method, was $13,175 and $10,810 for the years ended December 31, 2008 and 2007 respectively.

Escrow Account

The Company’s mortgage note holder requires the holding of escrow payments for the purposes of paying real estate taxes and insurance on the Company’s properties. The balance is recorded at cost.

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Accounts Receivable - Tenants

Tenant receivables are reported net of an allowance for doubtful accounts. Management has elected to be as conservative as possible and included 100% of its moved out tenant receivables and 75% of its current tenant receivables in its allowance for doubtful accounts, even though it has judgments against many of the tenants. As of December 31, 2009, and 2008, the Company has recorded an allowance for doubtful accounts of $893,966 and $820,795, respectively. Any positive effect of collecting on these judgments has not been reflected in these statements. An allowance for doubtful accounts is established based upon the tenants’ aging and prior history with specific tenants.

Mortgage Notes Payable

The Mortgage Notes are collateralized by each respective Property. David Mladen, the Company's majority stockholder ~~and an officer and director~~, has guaranteed up to 5% of the outstanding balance of the principal with interest for the life of the loan. These are reported at the then principal balance of the notes. The initial interest rate on the Mortgage Note of 5.625% will remain in effect for eighty four (84) months. Thereafter, the Mortgage Notes bear interest at a rate equal to the five (5) year "Fixed Rate Advance" as determined by the Federal Home Bank of New York, plus two and one half percent (2.5%), rounded to the nearest one-eighth of one percent (0.125%) and the interest rate will be adjusted every sixty (60) months. The loans are repayable in monthly installments of principal and interest (which total $47,343), due on the first day of each month, commencing February 1, 2006. The principal and interest payments are based on a 360 month amortization. The Mortgage Notes mature on January 1, 2018, at which time the entire unpaid principal balance, plus accrued interest thereon, shall be due.

Promissory Notes Payable – Related Party

On November 4, 2005 (the "Loan Date"), the Pre-Acquisition Eternal Stockholders of Eternal Enterprise, Inc., which were comprised of David Mladen, the Company's majority shareholder and the then sole officer and director, and Mr. Mladen's son, daughter-in-law, daughter, and son-in-law, exchanged, in the aggregate, 100% of the issued and outstanding shares of common stock of Eternal, for (i) limited partnership interests representing 20% of the total partnership interests in each of the Limited Partnerships, and (ii) unsecured promissory notes payable to the Pre-Acquisition Eternal Stockholders in the aggregate principal amount of $2,610,006 (the "LP Notes"), pursuant to Contribution Agreements between the Pre-Acquisition Eternal Stockholders and the Limited Partnerships. In consideration for the Company's ownership of 80% of the total partnership interests of each of the Limited Partnerships, the Company agreed to assume the LP Notes. During 2009, partial payments were made on the notes and part of the note was settled through the issuance of common stock. The principal plus accrued interest remaining due as of December 31, 2009 was $1,893,052.

Security Deposits

The Company records security deposits received from tenant’s as a liability. Upon termination of occupancy, the security deposit (net of any costs incurred) is returned to the tenant.

Contingent Liabilities

The Company has previously accounted for registration rights agreements as a separate freestanding instrument and accounted for liquidated damages provision as a derivative liability in accordance with ~~SFAS~~accounting Norules. 133, "Accounting for Derivative Instruments and Hedging Activities," Emerging Issue Task Force ("EITF") 00-19, "Accounting for Derivative Financial Instruments Indexed to and Potentially Settled in a Company's Own Stock," and EITF 05-04, "The Effect of a Liquidating Damages Clause in a Free Standing Financial Instrument Subject to EITF 00-19." Accordingly the liability was recorded at estimated fair value based on an estimate of the probability and costs of cash penalties being incurred and is revalued at each balance sheet date with changes in value recorded as other non-operating income or expenses.

As of January 1, 2007, the Company adopted ~~EITF~~rulings ~~00-19-2~~ which called for registration rights agreement penalties to be assessed pursuant to ~~FASB~~accounting ~~Statement Number 5~~guidelines. After determining loss was probable, the Company, with the assistance of a valuation expert, assessed the probability of an effective registration statement and determined that based upon a probability analysis the contingent liability was $3,725,501 and $3,745,394 as of December 31, 2009 and 2008, respectively. The contingent liability is combined with the accrued liability of $6,584,000 and $4,~~071~~424,~~921~~000 as of December 31, ~~2008~~2009 and ~~2007~~2008, respectively, and a total registration rights liability is presented on the face of the balance sheet.

~~Fair Value of Financial Instruments~~22

~~Accounting principles~~Table ~~generally accepted in the United States~~ of America require disclosing the fair value of financial instruments to the extent practicable for financial instruments, which are recognized or unrecognized in the balance sheet. The fair value of the financial instruments disclosed herein is not necessarily representative of the amount that could be realized or settled, nor does the fair value amount consider the tax consequences of realization or settlement. In assessing the fair value of these financial instruments, the Company uses a variety of methods and assumptions, which were based on estimates of market conditions and risks existing at that time. For certain instruments, including cash, accounts receivable, accounts payable, accrued interest and promissory notes payable, it was estimated that the carrying amount approximated fair value for the majority of these instruments because of their short maturity. The fair value of the Company's property and equipment is estimated to approximate their net book values.Contents

Income Taxes

The Company accounts for income taxes ~~under~~with the ~~provisions of SFAS No. 109, Accounting for Income Taxes. SFAS 109 requires~~ recognition of deferred tax liabilities and assets for the expected future tax consequences of events that have been included in the consolidated financial statements or tax returns. Under this method, deferred tax liabilities and assets are determined based on the difference between the financial statement and tax bases of assets and liabilities using enacted tax rates in effect for the year in which the differences are expected to reverse. ~~Pursuant to SFAS No. 109 the Company is required to compute tax asset benefits for net operating losses carried forward.~~ The potential benefit of net operating losses ~~of $9,363,877~~ (which will begin to expire in the year 2026), has not been recognized in these financial statements because the Company cannot be assured it is more likely than not it will utilize the net operating losses carried forward in future years.

	2008
	2009
Net Operating Loss Carryforward (Deferred Tax Asset)		3,~~277~~220,~~357~~666
Valuation Allowance		(3,~~277~~220,~~357~~666	)
Net Future Income Taxes		-

Stock-based Compensation

On January 1, 2006, the Company adopted ~~SFAS~~rulings ~~123~~and ~~(revised 2004)~~procedures, ~~Share-Based Payment (“SFAS 123(R)”),~~ which ~~requires~~require the measurement and recognition of compensation expense for all share-based awards made to employees and directors, including employee stock options and shares issued through its employee stock purchase plan, based on estimated fair values. In March 2005, the Securities and Exchange Commission issued Staff Accounting Bulletin 107 (“SAB 107”) relating to SFAS 123(R). The Company has applied the provisions of SAB 107 in its adoption of SFAS 123(R). The Company adopted SFAS 123(R) using the modified prospective transition method, which requires the application of the accounting standard as of the beginning in 2006. The Company’s financial statements as of and for the year ended December 31, 2007 reflect the impact of SFAS 123(R). In accordance with the modified prospective transition method, the Company’s financial statements for prior periods do not include the impact of SFAS 123(R).

9The Company’s determination of estimated fair value of share-based awards utilizes the Black-Scholes option-pricing model. The Black-Scholes model is affected by the Company’s stock price as well as assumptions regarding certain highly complex and subjective variables. These variables include, but are not limited to, the Company’s expected stock price volatility over the term of the awards and actual and projected employee stock option exercise behaviours.

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The Company’s determination of estimated fair value of share-based awards utilizes the Black-Scholes option-pricing model. The Black-Scholes model is affected by the Company’s stock price as well as assumptions regarding certain highly complex and subjective variables. These variables include, but are not limited to, the Company’s expected stock price volatility over the term of the awards and actual and projected employee stock option exercise behaviors.

Going Concern

The Company has suffered recurring losses from operations. During the year ended December 31, ~~2008~~2009, the Company had a net loss of ($2,~~165~~285,~~274~~412), and has a net accumulated deficit of $16,~~916~~842,~~897~~055 as of December 31, ~~2008~~2009, all of which raise substantial doubt about the Company's ability to continue as a going concern. Management does plan to raise capital through any combination of debt and equity financing. However, the Company has no assurance that sufficient cash flow will be generated in the future to meet its operating requirements. As a result of the above, the accompanying consolidated financial statements have been prepared assuming that the Company will continue as a going concern. The consolidated financial statements do not include any adjustments that might result from the outcome of this uncertainty.

Recent Accounting Pronouncements and Interpretations

In February 2007, the FASB issued ~~SFAS~~standards ~~No.~~which ~~159, "The Fair Value Option for Financial Assets and Financial Liabilities-including an amendment of FASB Statement No. 115." FAS 159 became effective for the Company on January 1, 2008. This standard~~ permits companies to choose to measure many financial instruments and certain other items at fair value and report unrealized gains and losses in earnings. Such accounting is optional and is generally to be applied instrument by instrument. The Company does not anticipate that election, if any, of this fair-value option will have a material effect on the consolidated results of operations, financial position or cash flows.

In December 2007, the FASB issued SFAS No. 141R, "Business Combinations, and SFAS No.160, "Non-Controlling Interest in Consolidated Financial Statements." SFAS No.141R requires an acquirer to measure the identifiable assets acquired, the liabilities assumed, and any non-controlling interest in the acquire at their fair values on the acquisition date, with goodwill being the excess value over the net identifiable assets acquired. SFAS No. 160 clarifies that a non-controlling interest in a subsidiary should be reported as equity in the consolidated financial statements. The calculation of earnings per share will continue to be based on income amounts attributable to the parent. SFAS No.141R and SFAS No.160 are effective for financial statements issued for fiscal years beginning after December 15, 2008. Early adoption is prohibited. We have not yet determined the effect on our consolidated financial statements, if any, upon adoption of SFAS No.141R or SFAS No.160. The implementation of the above pronouncements is not expected to have a material effect on the Company's consolidated financial statements or disclosures.23

~~In May 2008,~~Table ~~the FASB issued SFAS No. 162, “The Hierarchy~~ of Generally Accepted Accounting Principles”. SFAS 162 identifies the sources of accounting principles and the framework for selecting the principles to be used in the preparation of financial statements of nongovernmental entities that are presented in conformity with generally accepted accounting principles (“GAAP”) in the United States (the GAAP hierarchy). SFAS 162 becomes effective 60 days following the SEC’s approval of the Public Company Accounting Oversight Board (“PCAOB”) amendment to AU Section 411, “The Meaning of Present Fairly in Conformity With Generally Accepted Accounting Principles” and is not expected to have a significant impact on our consolidated financial statements.Contents

~~Results of~~In ~~Operations~~December –2007, ~~Comparison~~the ofFASB ~~Years~~issued ~~Ended~~standards ~~December 31~~that requires an acquirer to measure the identifiable assets acquired, ~~2008~~the ~~versus 2007~~liabilities assumed, and any non-controlling interest in the acquire at their fair values on the acquisition date, with goodwill being the excess value over the net identifiable assets acquired. These standards clarify that a non-controlling interest in a subsidiary should be reported as equity in the consolidated financial statements. The calculation of earnings per share will continue to be based on income amounts attributable to the parent.

~~The following~~In ~~summarizes~~May 2008, ~~changes~~the inFASB ~~our~~issued ~~operations~~standards, that identifies the sources of accounting principles and the framework for selecting the ~~twelve-month~~principles ~~periods ended~~to ~~December~~be ~~31,~~used ~~2008~~in ~~and~~the ~~2007~~preparation of financial statements of nongovernmental entities that are presented in conformity with generally accepted accounting principles (“GAAP”) in the United States (the GAAP hierarchy).

WeOn ~~had~~May ~~a net~~1, ~~loss~~2009, ofthe ~~$2,165,274~~Emerging ~~for~~Issues ~~2008,~~and ~~compared~~Task toForce aissued ~~net~~guidance ~~loss~~titled of“Determining ~~$6,621,450~~Whether ~~for~~an ~~same period~~Instrument in(or ~~2007~~an Embedded Feature) Is Indexed to an Entity's Own Stock” . ~~One~~This ofguidance provides that an entity should use a two-step approach to evaluate whether an equity-linked financial instrument (or embedded feature) is indexed to its own stock, including evaluating the ~~main~~instrument's ~~reasons~~contingent ~~for~~exercise and settlement provisions. The adoption of this ~~reduction~~standard ~~was~~has ~~a decrease~~affected inthe ~~our~~accounting ~~general~~for certain freestanding warrants and ~~administrative~~preferred ~~expenses~~stock ofthat ~~$529,691. In addition,~~contain inexercise ~~2007,~~price weadjustment ~~incurred~~features a(“down ~~loss~~round onprovisions”). The ~~registration~~Company ~~rights~~does ~~penalty~~not expect the adoption of ~~$5,094,721,~~ asthis ~~compared~~standard to ~~$1,833,473~~impact inits ~~2008~~financials.

In May 2009, the FASB issued subsequent event guidance. This pronouncement establishes standards for accounting for and disclosing subsequent events (events which occur after the balance sheet date but before financial statements are issued or are available to be issued). This guidance requires an entity to disclose the date subsequent events were evaluated and whether that evaluation took place on the date financial statements were issued or were available to be issued. It is effective for interim and annual periods ending after June 15, 2009. This pronouncement was effective for the year end December 31, 2009 and has been adopted in this filing.

In June 2009, the FASB issued the “Standards Codification and the Hierarchy of Generally Accepted Accounting Principles.” This codification will become the source of authoritative U.S. generally accepted accounting principles (GAAP) recognized by the FASB to be applied by nongovernmental entities. Rules and interpretive releases of the Securities and Exchange Commission (SEC) under authority of federal securities laws are also sources of authoritative GAAP for SEC registrants. On the effective date of this Statement, the Codification will supersede all then-existing non-SEC accounting and reporting standards. All other non grandfathered non-SEC accounting literature not included in the Codification will become non authoritative. This statement is effective for financial statements issued for interim and annual periods ending after September 15, 2009. The adoption of this guidance did not have an impact on the Company’s results of operations, financial condition or cash flows.

Results of Operations – Comparison of Years Ended December 31, 2009 versus 2008

The following summarizes changes in our operations for the twelve-month periods ended December 31, 2009 and 2008.

We had a net loss of $2,165,274 for 2008, compared to a net loss of $2,285,412 for same period in 2009. Although revenue increased by $35,945, and property operating costs decreased by $297,095, non-operating expenses increased by $361,200 resulting in a net increase in loss of $120,138

Rental Revenue

Revenues increased $~~169~~35,~~737~~945, to $1,~~771~~807,~~754~~699 from $1,~~602~~771,~~017~~754, or approximately 112%, in ~~2008~~ 2009, compared to the same period in the prior year. This increase was primarily related to a combination of higher occupancy rates and higher rents at our Properties.

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Property Operating Costs

Property operating costs decreased $~~135~~297,~~460~~095, to $1777,~~074,159~~064 from $1,~~209~~074,~~619~~159, or approximately 1128%, in ~~2008~~2009 as compared to ~~2007.~~2008 The decrease was primarily related to decreases in our utilities, supplies and repair costs.

General and Administrative

General and administrative expense ~~decreased~~increased $~~529~~90,~~691~~297, to $~~205~~296,~~743~~040 in ~~2008~~2009, from $~~735~~205,~~434~~743 in ~~2007~~2008, or approximately 7244%. The amount ~~decreased~~ increased primarily due to aan ~~decrease~~increase in professional fees we incurred, as compared to the prior year.

Depreciation and Amortization

Depreciation and amortization expense in ~~2008~~2009 was $220,~~143~~510 as compared to $~~217~~220,~~774~~143, for the prior year, which is consistent year over year.

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Interest Expense

Interest expense ~~decreased~~increased $4258,~~238~~863, to $~~609~~668,~~318~~181 from $~~651~~609,~~556~~318, or approximately 610%, in ~~2008~~ 2009, as compared to ~~2007~~2008. The reason for this ~~decrease~~increase was primarily related to ~~decreased~~an increase in liabilities. In the fourth quarter of 2009, the company began to accrue interest on ~~outstanding~~the ~~promissory~~registration ~~notes~~rights liability due to Mr. Mladen at a rate of 7%.

Loss on Registration Rights Penalty

In ~~2007~~2008, we incurred a registration rights penalty of $51,~~094~~833,~~721~~473, resulting from our failure to satisfy certain registration requirements, as further described in the "Liquidated Damages" section above. In ~~2008~~2009 the loss was $12,~~833~~139,~~473~~607, a 6417% ~~decrease~~increase.

Realized Loss from Sales of Trading Securities

In 2007, we had a realized loss on sales of trading securities of $158,921. During 2007, we discontinued our practice of trading equity securities of publicly traded companies. Therefore we did not have a similar loss in 2008.

Liquidity and Capital Resources

As of December 31, ~~2008~~2009, our cash and cash equivalents were $4732,~~268~~588, a decrease of $~~194~~14,~~281~~680 from the beginning of our fiscal year. All cash and cash equivalents are held in money market or checking accounts.

In previous periods we have suffered recurring losses from operations. As of December 31, ~~2008~~2009, we had a net stockholders' deficit, including non-controlling interests, of $1416,~~665~~692,~~411~~915.

We expect that the rental income we receive from tenants of our properties will be our primary source of funds going forward. In order to acquire additional apartment properties, and, if necessary, to fund our operations, we may determine to take out additional loans from financial institutions or raise funds from one or a combination of debt offerings and equity offerings. Management plans to manage cash flows carefully. However, we have no assurance that sufficient cash flow will be generated in the future to meet our operating requirements. This raises substantial doubt about our ability to continue as a going concern.

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Uses of Capital

Net Cash From Operations

During ~~2008~~ 2009, $31372,~~413~~517 was provided by operations, compared to $~~503~~31,~~536~~413 ~~used~~provided in by operations in ~~2007~~2008. The main reasons for this change were a $~~832~~242,~~519~~ 376 increase in operating income for ~~2008~~2009, as compared to ~~2007~~2008, partially offset by a reduction of $~~135~~210,~~211~~414 in our accounts payable and accrued expenses for the ~~period,~~ ~~combined with our loss on sale of trading securities of $158,921 in the same~~ period ~~in 2007, which was not repeated in 2008~~.

Net Cash From Investing Activities

During 2008, $0 cash was provided by investing activities, compared to $95,379 provided by investing in 2007. The reason for this change was our discontinuance of our practice of trading equity securities of publicly traded companies prior to 2008.

Net Cash From Financing Activities

During ~~2008~~ 2009, we used $~~225~~387,~~694~~197 in financing activities, compared to $~~444~~225,~~037~~694 used in ~~2007~~ 2008.

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

Quantitative and Qualitative Disclosures About Market Risk.

A smaller reporting company is not required to provide the information required by this item.

11Item 8.

Consolidated Financial Statements and Supplemental Data

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Item 8. Financial Statements and Supplementary Data

INDEX TO FINANCIAL STATEMENTS

Report of Independent Registered Public Accounting Firm Consolidated Balance Sheets – December 31, 2008 and 2007 Consolidated Statements of Operations for the years ended December 31, 2008 and 2007 Consolidated Statements of Cash Flows for the years ended December 31, 2008 and 2007 Consolidated Statement of Changes in Stockholders’ Equity from January 1, 2007 to December 31, 2008 Notes to Consolidated Financial Statements

	Page
Report of Independent Registered Public Accounting Firm	F-2

Consolidated Balance Sheets – December 31, 2009 and 2008	F-3

Consolidated Statements of Operations for the years ended December 31, 2009 and 2008	F-4

Consolidated Statements of Cash Flows for the years ended December 31, 2009 and 2008	F-5

Consolidated Statement of Changes in Stockholders’ Equity from January 1, 2008 to December 31, 2009	F-6

Notes to Consolidated Financial Statements	F-7

12F-1

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REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

To the Board of Directors

Excellency Investment Realty Trust, Inc.

We have audited the accompanying consolidated balance sheets of Excellency Investment Realty Trust, Inc. as of December 31, ~~2008~~2009 and ~~2007~~2008 and the related consolidated statements of operations, changes in stockholders' deficit, and cash flows for the periods then ended. These financial statements are the responsibility of the Company's management. Our responsibility is to express an opinion on these financial statements based on our audit.

We conducted our audit 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 consolidated financial statements are free of material misstatement. The Company is not required to have, nor were we engaged to perform, an audit of its internal control over financial reporting. Our 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 Company'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 consolidated financial statements, assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audit provides a reasonable basis for our opinion.

In our opinion, the consolidated financial statements referred to above present fairly, in all material respects, the financial position of Excellency Investment Realty Trust, Inc. as of December 31, ~~2008~~2009 and ~~2007~~2008, and the results of its operations, changes in stockholders' deficit and cash flows then ended in conformity with accounting principles generally accepted in the United States of America.

The accompanying consolidated financial statements have been prepared assuming that the Company will continue as a going concern. As discussed in Note 3 to the financial statements, the Company suffered a net loss from operations and has a net capital deficiency, which raises substantial doubt about its ability to continue as a going concern. Management's plans regarding those matters also are described in Note 3. The financial statements do not include any adjustments that might result from the outcome of this uncertainty.

As discussed in Note 14 to the financial statements, the Company has restated its consolidated financial statements as of and for the year ended December 31, 2007 to write off unsupported assets and record an accrued registration rights penalty. Unaudited restatement information is presented in Note 14 for the year ended December 31, 2007.

/s/ M&K CPAS, PLLC

Houston, Texas

www.mkacpas.com

April 1315, ~~2009~~ 2010

13F-2

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EXCELLENCY INVESTMENT REALTY TRUST, INC.

CONSOLIDATED BALANCE SHEETS

~~(FORMERLY KNOWN~~As ASof ~~GIFT~~December ~~LIQUIDATORS~~31, ~~INC.)~~2009 and 2008

CONSOLIDATED BALANCE SHEETS

ASSETS	2009			2008

Real Estate
Land	$	811,402		$	811,402
Building and improvements		5,001,053			5,001,053
		5,812,455			5,812,455
Less: accumulated depreciation		(1,760,928	)		(1,553,962	)
		4,051,527			4,258,493

Cash and cash equivalents		32,588			47,268
Accounts receivable-tenants, net of allowance for doubtful
accounts of $893,966 at December 31, 2009 and $820,795 at December 31, 2008		3,660			8,254
Deferred financing costs, net of accumulated amortization of
of $51,838.at December 31, 2009 and $41,799 at December 31, 2008		125,683			139,224
Escrow account		90,375			80,677
Other assets		-			95
TOTAL ASSETS	$	4,303,833		$	4,534,011

LIABILITIES AND STOCKHOLDERS' DEFICIT

Mortgage notes payable	$	7,762,926		$	7,890,446
Promissory notes payable-related party		1,893,052			2,166,698
Security deposits		105,796			116,136
Line of credit		67,986			70,991
Accounts payable and accrued expenses		857,487			636,733
Accrued Registration Rights Penalty and contingent portion		10,309,501			8,169,394
		.
TOTAL LIABILITIES		20,996,748			19,050,398

STOCKHOLDERS' DEFICIT:

Preferred stock, $0.001 par value, 1,000,000 shares authorized;
Series A Convertible Preferred Stock, par value $0.01, 10,000 shares authorized, 10,000
issued and outstanding, as of December 31, 2008 and 2009. Aggregate liquidation		100			100
preference of $9,100 ($0.91 per share)
Series B Preferred Stock, par value $0.01, 20,000
shares authorized, 0 shares issued and outstanding, as of December 31, 2008 and 2009		-			-
Common stock, par value $0.01, 200,000,000 shares authorized, 43,861,537 and
44,218,680 issued and outstanding as of December 31, 2008 and 2009 respectively.		442,186			438,615
Treasury stock, at cost- 2,469 shares		(34,168	)		(34,168	)
Additional paid-in capital		1,952,136			1,846,939
Accumulated deficit		(19,202,309	)		(16,916,897	)
TOTAL STOCKHOLDERS’ DEFICIT-Excellency Investment Realty Trust, Inc.		(16,842,055	)		(14,665,411	)
Non-controlling interests		149,140			149,024
TOTAL STOCKHOLDERS' DEFICIT		(16,692,915	)		(14,516,387	)

TOTAL LIABILITIES AND STOCKHOLDERS’ DEFICIT	$	4,303,833		$	4,534,011

See accompanying notes to consolidated financial statements.

~~As of December 31, 2008 and 2007 (RESTATED)~~F-3

ASSETS	2008			2007
				(RESTATED)
Real Estate
Land	$	811,402		$	811,402
Building and improvements		5,001,053			5,001,053
		5,812,455			5,812,455
Less: accumulated depreciation		(1,553,962	)		(1,346,992	)
		4,258,493			4,465,463
Cash and cash equivalents		47,268			241,549
Accounts receivable-tenants, net of allowance for doubtful accounts of $820,795 at 12/31/08 and $701,847 at 12/31/07		8,254			3,950
Deferred financing costs, net of accumulated amortization of of $41,799.at 12/31/08 and $28,624 at 12/31/07		139,224			152,399
Escrow account		80,677			84,109
Other assets		95			-
TOTAL ASSETS	$	4,534,011		$	4,947,470
LIABILITIES AND STOCKHOLDERS' DEFICIT
Mortgage notes payable	$	7,890,446		$	8,011,007
Promissory notes payable-related party		2,166,698			2,292,871
Security deposits		116,136			135,151
Line of credit		70,991			47,861
Accounts payable and accrued expenses		636,733			467,694
Accrued Registration Rights Penalty and contingent portion		8,169,394			6,335,921
TOTAL LIABILITIES		19,050,398			17,290,505
Minority Interest		149,024			171,102
STOCKHOLDERS' DEFICIT:
Preferred stock, $0.001 par value, 1,000,000 shares authorized;
Series A Convertible Preferred Stock, par value $0.01, 10,000 shares authorized, 10,000 issued and outstanding, as of December 31, 2007 and 2008. Aggregate liquidation preference of $9,100 ($0.91 per share)		100			100
Series B Preferred Stock, par value $0.01, 20,000 shares authorized, 0 shares issued and outstanding, as of December 31, 2007 and 2008		-			-
Common stock, par value $0.01, 200,000,000 shares authorized, 43,761,537 and 43,861,537 issued and outstanding as of December 31, 2007 and 2008 respectively.		438,615			437,615
Treasury stock, at cost- 2,469 shares		(34,168	)		(34,168	)
Additional paid-in capital		1,846,939			1,833,939
Accumulated deficit		(16,916,897	)		(14,751,623	)
TOTAL STOCKHOLDERS’ DEFICIT		(14,665,411	)		(12,514,137	)
TOTAL LIABILITIES AND STOCKHOLDERS’ DEFICIT	$	4,534,011		$	4,947,470

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EXCELLENCY INVESTMENT REALTY TRUST, INC.

CONSOLIDATED STATEMENTS OF OPERATIONS

~~(FORMERLY KNOWN~~FOR ASTHE ~~GIFT~~YEARS ~~LIQUIDATORS~~ENDED DECEMBER 31, ~~INC.)~~2009 AND 2008

CONSOLIDATED STATEMENTS OF OPERATIONS

	2009			2008


Rental revenue	$	1,807,699		$	1,771,754

Operating expenses:
Property operating costs		777,064			1,074,159
General and administrative		296,040			205,743
Depreciation and amortization		220,510			220,143
Total operating expenses		1,293,614			1,500,045

Operating income		514,085			271,709

Non-operating (expenses) and income:
Interest expense		(668,181	)		(609,318	)
Other income		63,358			633
Loss on debt extinguishment		(58,928	)		-
Loss on registration rights penalty		(2,139,607	)		(1,833,473	)
Total non-operating expenses		(2,803,358	)		(2,442,158	)

Net Loss including non-controlling interests		(2,289,273	)		(2,170,449	)

Net Loss attributable to non-controlling inerests		(3,861	)		(5,175	)


Net Loss - Excellency Investment Realty Trust, Inc.	$	(2,285,412	)	$	(2,165,274	)

Loss per share — basic and diluted		(0.05	)		(0.05	)

Weighted average common shares outstanding basic and diluted		43,876,174			43,765,635

FOR THE YEARS ENDED DECEMBER 31, 2008 AND 2007 (RESTATED)

	2008			2007
				(RESTATED)
Rental revenue	$	1,771,754		$	1,602,017
Operating expenses:
Property operating costs		1,074,159			1,209,619
General and administrative		205,743			735,434
Depreciation and amortization		220,143			217,774
		-			-
Management fee-related party		-			-
Total operating expenses		1,500,045			2,162,827
Operating income		271,709			(560,810	)
Non-operating (expenses) and income:
Interest expense		(609,318	)		(651,556	)
Other income		633			24,590
Realized loss from sales of trading securities		-			(158,921	)
Asset Impairment		-			(186,909	)
Loss on registration rights penalty		(1,833,473	)		(5,094,721	)
Total non-operating expenses		(2,442,158	)		(6,067,517	)
Minority Interest		5,175			6,877
Net Loss	$	(2,165,274	)	$	(6,621,450	)
Loss per share — basic and diluted		(0.05	)		(0.15	)
Weighted average common shares outstanding basic and diluted		43,765,635			43,736,071

See accompanying notes to consolidated financial statements.

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EXCELLENCY INVESTMENT REALTY TRUST, INC.

(FORMERLY KNOWN AS GIFT LIQUIDATORS, INC.)

CONSOLIDATED STATEMENTS OF CASH FLOWS

FOR THE YEARS ENDED DECEMBER 31, ~~2008~~2009 AND ~~2007 (RESTATED)~~2008

	2008			2007
	2009			2008
				(RESTATED)
CASH FLOWS FROM OPERATING ACTIVITIES
Net income	$	(2,165,274	)	$	(6,621,450	)
Net loss - Excellency Investment Realty Trust, Inc.	$	(2,285,412	)	$	(2,165,274	)
Adjustments to reconcile net income to net cash provided by operating activities:
Net loss - Noncontrolling interests		(3,861	)		(5,175	)
Minority Interest Expenses		(5,175	)		(6,877	)
Adjustments to reconcile net income to net cash
Stock based compensation		8,000			-
provided by operating activities:
Compensation expense added as paid in capital		6,000			-
Stock based compensation		28,340			8,000
Amortization of Deferred Financing Costs		13,175			10,810
Compensation expense added as paid in capital		9,000			6,000
Depreciation expense		206,968			206,963
Amortization of Deferred Financing Costs		13,542			13,175
Impairment of Property, Plant and Equipment		-			186,805
Depreciation expense		206,968			206,968
Bad debt expense		~~118~~11,~~949~~760			~~598~~118,~~963~~949
Loss on registration rights penalty		1,833,473			5,094,721
Net loss on registration rights penalty		2,139,607			1,833,473
Loss on sale of marketable securities		-			158,921
Net loss on extinguishment of debt		58,928			-
Changes in operating assets and liabilities:
Accounts receivable		(~~123~~7,~~251~~166	)		(~~588~~123,~~955~~251	)
Other Assets		3(9,~~337~~603	)		~~286~~3,~~380~~337
Accounts payable and accrued exxpenses		~~135~~210,~~211~~414			~~170~~135,~~183~~211
CASH PROVIDED BY (USED IN) OPERATING ACTIVITIES		31,413			(503,536	)
CASH PROVIDED BY OPERATING ACTIVITIES		372,517			31,413
CASH FLOWS FROM INVESTING ACTIVITIES
Net purchase of Trading securities		-			(107,307	)
Sale of securities		-			202,686
CASH PROVIDED BY INVESTING ACTIVITIES		-			95,379
CASH FLOWS FROM FINANCING ACTIVITIES
Borrowings on Related Party debt		~~180,799~~-			-180,799
Borrowings on White Knight Management line of credit		21,040			(12,920	)
Capital contributions to White Knight Management		3,977			-
Payments on Related Party debt		(306,971	)		(317,135	)
Borrowings on White Knight Management line of credit		-			21,040
Payments on Mortgage Notes Payable		(120,562	)		(113,982	)
Payments on White Knight Management line of credit		(814	)		-
CASH USED FOR FINANCING ACTIVITIES		(225,694	)		(444,037	)
Payments on line of credit		(2,192	)		-
NET DECREASE IN CASH		(194,281	)		(852,194	)
Payments on Related Party debt		(260,648	)		(306,971	)
CASH AT BEGINNING OF YEAR		241,549			1,093,743
Payments on Mortgage Notes Payable		(127,520	)		(120,562	)
CASH AT YEAR END	$	47,268		$	241,549
CASH USED FOR FINANCING ACTIVITIES		(387,198	)		(225,694	)
NON-CASH TRANSACTIONS
NET DECREASE IN CASH		(14,681	)		(194,281	)
Conversion of preferred into common stock		-			1,430
CASH AT BEGINNING OF YEAR		47,268			241,549
CASH AT YEAR END	$	32,587		$	47,268
SUPPLEMENTAL DISCLOSURES OF CASH FLOW INFORMATION
Cash paid for Interest		453,233			610,864
Note payable settled through issuance of common stock	$	12,500		$	-
Cash paid for Income Taxes		-			-
Cash paid for Interest	$	435,095		$	453,233
Cash paid for Income Taxes	$	-		$	-

See accompanying notes to consolidated financial statements.

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EXCELLENCY INVESTMENT REALTY TRUST, INC.

(FORMERLY KNOWN AS GIFT LIQUIDATORS, INC.)

CONSOLIDATED STATEMENT OF CHANGES IN STOCKHOLDERS' DEFICIT

JANUARY 1, ~~2007~~2008 THROUGH DECEMBER 31, ~~2008~~2009

	Preferred Stock										Additional						Treasury
	Series A						Common Stock				Paid-in			Accumulated			Stock			Noncontrolling
	Shares			Amount			Shares		Amount		Capital			Deficit			at Cost			~~Total~~Interests			Total
Balance at January 1, 2007		11,000		$	110			43,618,537	$	436,185	$	1,835,359		$	(8,130,173	)	$	(34,168	)	$	(5,892,687	)
Balance at January 1, 2008		10,000		$	100			43,761,537	$	437,615	$	1,833,939		$	(14,751,623	)	$	(34,168	)	$	171,102		$	(12,343,035	)
																					-
Capital Contributed (Withdrawn)																					(16,903	)		(16,903	)
Conversion of preferred stock		(1,000	)		(10	)		143,000		1,430		(1,420	)		-			-			-
Compensation Expense												6,000												6,000
Net loss		-			-			-		-		-			(6,621,450	)		-			(6,621,450	)
Shares issued for Services								100,000		1,000		7,000												8,000
																					-
Net (loss)															(2,165,274	)					(5,175	)		(2,170,449	)
Balance at December 31, 2007		10,000		$	100			43,761,537	$	437,615	$	1,833,939		$	(14,751,623	)	$	(34,168	)	$	(12,514,137	)
																								-
(RESTATED)
Balance at December 31, 2008		10,000		$	100			43,861,537	$	438,615	$	1,846,939		$	(16,916,897	)	$	(34,168	)	$	149,024		$	(14,516,387	)
Balance at January 1, 2008		10,000		$	100			43,761,537	$	437,615	$	1,833,939		$	(14,751,623	)	$	(34,168	)	$	(12,514,137	)
Capital Contributed (Withdrawn)																					3,977			3,977
Compensation Expense												69,000									~~6,000~~			9,000
Shares issued for Services								~~100,000~~		~~1,000~~		728,~~000~~340									~~8,000~~			28,340
Net (loss) income		-			-			-		-		-			(2,165,274	)		-			(2,165,274	)
Shares issued for note conversion								357,143		3,571		67,857												71,428
																					-
Net (loss)															(2,285,412	)					(3,861	)		(2,289,273	)
Balance at December 31, 2008		10,000		$	100			43,861,537	$	438,615	$	1,846,939		$	(16,916,897	)	$	(34,168	)	$	(14,665,411	)
Balance at December 31, 2009		10,000		$	100			44,218,680	$	442,186	$	1,952,136		$	(19,202,309	)	$	(34,168	)	$	149,140		$	(16,692,915	)

See accompanying notes to consolidated financial statements.

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EXCELLENCY INVESTMENT REALTY TRUST, INC.

(FORMERLY KNOWN AS GIFT LIQUIDATORS, INC.)

Notes to Financial Statements

Note 1 – ORGANIZATION AND NATURE OF BUSINESS

Company Background

Excellency Investment Realty Trust, Inc. (f/k/a Gift Liquidators, Inc.) and its predecessor companies were originally incorporated in 1963 as Dorsett Educational Systems, Inc. ("Dorsett"). From 1963 through the mid-1980's, Dorsett was in the business of developing and marketing educational material. During that same period, the stock of Dorsett was publicly traded.

In 1990, Dorsett acquired, in a stock for stock exchange, a privately owned business that developed, marketed and distributed a diverse line of gift and novelty products, and changed its name to Laid Back Enterprises, Inc. ("Laid Back"). From that date, until December 2002, Laid Back continued its development, marketing and distribution of gift products, seasonal retailing and closeout liquidation of gift products.

On December 20, 2002, Laid Back's shareholders voted to split-off its gift inventory liquidation business from its gift design and merchandising business. Pursuant to a Split-Off Agreement, dated December 20, 2002 (the "Split-Off Agreement"), Laid Back distributed its gift design and merchandising business to Max Colclasure and Ronald Hurt in exchange for a substantial portion of the shares of Laid Back owned by Mr. Colclasure and Mr. Hurt. The shareholders also voted to approve a change of name from Laid Back to Gift Liquidators, Inc.

Prior to the split-off, Mr. Colclasure and Mr. Hurt owned 64.72% and 6.42% of the stock of Laid Back, respectively. Minority shareholders owned the remaining outstanding stock. Subsequently, Mr. Colclasure and Mr. Hurt acquired all of the remaining outstanding stock of the gift design and merchandising business, thereafter known as Laid Back, and Mr. Colclasure acquired 25.78% of the gift inventory liquidation business now known as Gift Liquidators, Inc. (hereinafter, the "Company"), with the remaining shareholders owning 74.22% of the Company.

Pursuant to the Split-Off Agreement, on December 20, 2002, all of the assets, liabilities and operations were transferred to Laid Back, except for gift liquidation inventory valued at $400,019, which was retained by the Company. In addition, all employees of the Company became employees of Laid Back. Since the Company had no employees, it entered into an Administrative Services Agreement with Laid Back, dated December 20, 2002 (the "Administrative Services Agreement"), to share administrative functions and personnel. The administrative services, for which the Company reimbursed Laid Back, included sales, marketing, accounting and customer service. In addition, the Company entered into a Tax Sharing Agreement with Laid Back, dated December 20, 2002 (the "Tax Sharing Agreement"), pursuant to which the Company shared certain tax responsibilities with Laid Back.

During the third quarter of 2005, the Company's management determined that it would no longer pursue its interests in the gift liquidation business. As of September 28, 2005 (the "Closing Date"), the Company entered into a Preferred Stock Purchase Agreement with David Mladen, pursuant to which Mr. Mladen purchased 11,000 shares of the Company's Series A Convertible Preferred Stock, $0.01 par value per share ("Series A Preferred Stock"), for an aggregate purchase price of $10,000 (the "Preferred Stock Purchase Transaction"). As of the Closing Date, each share of the Company's Series A Preferred Stock was convertible at any time, at the holder's option, into 5 shares of the Company's common stock, $0.01 par value per share ("Common Stock"), subject to adjustment for stock dividends, stock splits, reclassifications, and similar events.

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In addition, as of the Closing Date, two of the Company's former stockholders, including Mr. Colclasure, a former officer and director of the Company, sold an aggregate of 33,761 shares of the Company's Common Stock to Mr. Mladen, which amount represented 28.6% of the Company's issued and outstanding Common Stock, for an aggregate purchase price of $325,000 (the "Common Stock Purchase Transaction").

Further, as of the Closing Date, the Company's existing officers and directors resigned, and Mr. Mladen was appointed as the Company's sole officer and director.

As a result of the Preferred Stock Purchase Transaction and the Common Stock Purchase Transaction (jointly, the "Purchase Transactions"), as of the Closing Date, Mr. Mladen owned and/or controlled approximately 51% of the Company's voting power. By virtue of (i) the percentage of the Company's Common Stock Mr. Mladen acquired, (ii) the number of shares of Common Stock Mr. Mladen would receive upon conversion of the shares of Preferred Stock he purchased, (iii) the resignation of all of the Company's officers and directors, and (iv) the appointment of Mr. Mladen as the Company's sole officer and director, there was deemed to have been a "change in control" of the Company as of the Closing Date.

As of the Closing Date, the Company:

·	terminated its Administrative Services Agreement with Laid Back;

·	terminated its Tax Sharing Agreement with Laid Back; and

·	entered into an Asset Sale Agreement with Laid Back (the "Asset Sale Agreement").

Pursuant to the Asset Sale Agreement, effective as of the Closing Date, the Company sold all of its non-cash assets, including certain inventory, to Laid Back, in exchange for the cancellation of the Company's indebtedness to Laid Back in the aggregate amount of $50,485. As a result of the above transactions, the Company became a "shell company", as defined by Securities Act Rule 405 and Exchange Act Rule 12b-2 as a company other than an asset-backed issuer, with (a) no or nominal operations, and (b) either (i) no or nominal assets; (ii) assets consisting solely of cash and cash equivalents; or (iii) assets consisting of any amount of cash and cash equivalents and other nominal assets.

~~FIN~~Accounting ~~46R, which~~guidance ~~amended FIN 46~~titled, "Consolidation of Variable Interest Entities," ~~an interpretation of Accounting Research Bulletin No. 51, "Consolidated Financial Statements,"~~ requires an existing unconsolidated variable interest entity to be consolidated by its primary beneficiary if the entity does not effectively disperse risk among all parties involved or if other parties do not have significant capital to finance activities without subordinated financial support from the primary beneficiary. White Knight Management, LLC is now considered a VIE and the Company its primary beneficiary both as of December 31, ~~2008~~2009 and ~~2007~~ 2008, and as a result is consolidated within the balances presented on the financial statements.

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Note 2 – BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNING POLICIES

Audited Consolidated Financial Statements

The December 31, ~~2008~~2009 consolidated financial statements presented herein are audited, and in the opinion of management, include all adjustments (consisting only of normal recurring accruals) necessary for a fair presentation of financial position, results of operations and cash flows.

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Principles of Consolidation

The accompanying consolidated financial statements include the accounts of Excellency Investment Realty Trust, Inc., its controlled subsidiaries comprised of certain Limited Partnerships (see Note 1), and Eternal Enterprise, Inc. (wholly owned in the aggregate by the Limited Partnerships) (hereinafter collectively referred to as the "Company"). As noted above, the historical financial statements as presented reflect the operations of Eternal as a result of the Reverse Merger. The Company records minority interest for the non-owned portions of consolidated subsidiaries, however, these subsidiaries have not generated any income to warrant the recording of such minority interests through December 31, ~~2008~~2009. All significant inter-company transactions and accounts have been eliminated in the consolidated financial statements.

The accompanying consolidated financial statements include accounts of White Knight Management, LLC. in which the Company has a controlling financial interest. The usual condition for a controlling financial interest is ownership of a majority of the voting interests of an entity. However, a controlling financial interest may also exist in entities, such a special purpose entity ("SPE"), through arrangements that do not involve voting interest. The Company has determined that White Knight Management, LLC is a VIE and that the Company is the primary beneficiary as of December 31, ~~2008~~2009 and ~~2007~~2008.

Revenue Recognition

Property, Equipment & Real Estate

Property, Equipment, Land, Buildings and Improvements are recorded at cost. Buildings and Improvements are depreciated over 27.5 years using the straight line method of depreciation. WeIn 2007, we changed the number of years for depreciation from 40 to 27.5, which was treated as a change in accounting estimate. Depreciation expense was $206,~~968~~970 and $206,963 for ~~2008~~2009 and ~~2007,~~2008 respectively. Total accumulated depreciation was $1,~~553~~760,~~962~~928 and $1,~~346~~553,~~992~~962 as of December 31, ~~2008~~2009 and ~~2007~~ 2008 respectively. Expenditures for maintenance and repairs, which do not generally extend the useful life of the related assets, are charged to operations as incurred. Gains or losses on disposal of property and equipment are reflected in the statement of income in the year of disposal.

Long-lived Assets

Cash and Cash Equivalents

The Company considers all highly liquid instruments purchased with an original maturity of three months or less to be cash equivalents. As of December 31, ~~2008~~2009 and ~~2007~~2008, the Company has no cash equivalents.

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Accounts Receivable - Tenants

Tenant receivables are reported net of an allowance for doubtful accounts. Management has elected to be as conservative as possible and included 100% of its moved out tenant receivables and 75% of its current tenant receivables in its allowance for doubtful accounts, even though it has judgments against many of the tenants. As of December 31, ~~2008~~2009, and ~~2007~~2008, the Company has recorded an allowance for doubtful accounts of $~~820~~893,~~795~~966 and $~~701~~820,~~847~~795, respectively. Any positive effect of collecting on these judgments has not been reflected in these statements. An allowance for doubtful accounts is established based upon the tenants’ aging and prior history with specific tenants.

Deferred Financing Costs

The Company incurred approximately $178,000 of deferred financing costs related to Mortgage Notes Payable, which is being amortized over the life of the mortgage notes payable (twelve years). Amortization expense, calculated using the effective interest method, was $13,~~175~~542 and $109,~~810~~673 for the years ended December 31, ~~2008~~2009 and ~~2007~~2008 respectively.

Escrow Account

The Company’s mortgage note holder requires the holding of escrow payments for the purposes of paying real estate taxes and insurance on the Company’s properties. The balance is recorded at cost.

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Mortgage Notes Payable

Promissory Notes Payable – Related Party

Security Deposits

The Company records security deposits received from tenant’s as a liability. Upon termination of occupancy, the security deposit (net of any costs incurred) is returned to the tenant.

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Contingent Liabilities

Fair Value of Financial Instruments

Accounting principles generally accepted in the United States of America require disclosing the fair value of financial instruments to the extent practicable for financial instruments, which are recognized or unrecognized in the balance sheet. The fair value of the financial instruments disclosed herein is not necessarily representative of the amount that could be realized or settled, nor does the fair value amount consider the tax consequences of realization or settlement. In assessing the fair value of these financial instruments, the Company uses a variety of methods and assumptions, which were based on estimates of market conditions and risks existing at that time. For certain instruments, including cash, accounts receivable, accounts payable, accrued interest and promissory notes payable, it was estimated that the carrying amount approximated fair value for the majority of these instruments because of their short maturity. The fair value of the Company's property and equipment is estimated to approximate their net book values.

Current account standards require the Company to evaluate and disclose assets and liabilities measured at fair value on a recurring basis as part of a three tier hierarchy as follows:

·	Level 1. Observable inputs such as quoted prices in active markets;

·	Level 2. Inputs, other than the quoted prices in active markets, that are observable either directly or indirectly; and

·	Level 3. Unobservable inputs in which there is little or no market data, which require the reporting entity to develop its own assumptions.

The following presents the gross value of assets that are measured and recognized at fair value on a recurring basis at December 31, 2009.

Level 1: none

Level 2:

·	Mortgage Notes Payable: $7,762,926

·	Promissory note payable – related party: $1,893,052

·	Line of credit: $67,986

Level 3:

·	Registration Rights Contingent Liability: $3,725,501

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Income Taxes

The Company accounts for income taxes under the ~~provisions~~current ofaccounting ~~SFAS No. 109~~provisions, ~~Accounting~~ ~~for~~which ~~Income Taxes. SFAS 109~~ requires recognition of deferred tax liabilities and assets for the expected future tax consequences of events that have been included in the consolidated financial statements or tax returns. Under this method, deferred tax liabilities and assets are determined based on the difference between the financial statement and tax bases of assets and liabilities using enacted tax rates in effect for the year in which the differences are expected to reverse. Pursuant to ~~SFAS~~the ~~No.~~guidance, ~~109~~ the Company is required to compute tax asset benefits for net operating losses carried forward. The potential benefit of net operating losses of $9,~~363~~201,~~877~~904 (which will begin to expire in the year 2026), has not been recognized in these financial statements because the Company cannot be assured it is more likely than not it will utilize the net operating losses carried forward in future years.

	2008
		2009
Net Operating Loss Carryforward (Deferred Tax Asset)		3,~~277~~220,~~357~~666
Valuation Allowance		(3,~~277~~220,~~357~~666	)
Net Future Income Taxes		-

Stock-based Compensation

20The Company’s determination of estimated fair value of share-based awards utilizes the Black-Scholes option-pricing model. The Black-Scholes model is affected by the Company’s stock price as well as assumptions regarding certain highly complex and subjective variables. These variables include, but are not limited to, the Company’s expected stock price volatility over the term of the awards and actual and projected employee stock option exercise behaviours.

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Loss Per Common Share

Net loss per common share is based on the weighted average number of shares of common stock outstanding during the applicable period. Basic loss per share is computed by dividing loss available to common stockholders by the weighted average number of common shares outstanding during the period. The common stock equivalents for the Company's preferred stock and treasury shares were not included in the computation of diluted loss per share because that would have diluted earnings per share that had a basic loss per share of $0.05 and $0.1505, for the years ended December 31, ~~2008~~2009 and ~~2007~~2008, respectively.

~~Recent~~Recently ~~Accounting Pronouncements~~Adopted and ~~Interpretations~~Recently Issued Accounting Guidance

In February 2007, the FASB issued SFAS No. 159, "The Fair Value Option for Financial Assets and Financial Liabilities-including an amendment of FASB Statement No. 115." FAS 159 became effective for the Company on January 1, 2008. This standard permits companies to choose to measure many financial instruments and certain other items at fair value and report unrealized gains and losses in earnings. Such accounting is optional and is generally to be applied instrument by instrument. The Company does not anticipate that election, if any, of this fair-value option will have a material effect on the consolidated results of operations, financial position or cash flows.Adopted

~~In December~~On ~~2007~~September 30, ~~the~~2009, ~~FASB~~Excellency ~~issued~~Investment ~~SFAS~~Realty NoTrust, Inc. ~~141R,~~adopted ~~"Business~~changes ~~Combinations,~~issued ~~and~~by ~~SFAS No.160,~~the ~~"Non-Controlling~~Financial ~~Interest~~Accounting inStandards ~~Consolidated~~Board ~~Financial~~(FASB) ~~Statements."~~to ~~SFAS No.141R~~the ~~requires~~authoritative anhierarchy ~~acquirer~~of toGAAP. These ~~measure~~changes establish the ~~identifiable~~FASB ~~assets~~Accounting ~~acquired,~~Standards CodificationTM (Codification) as the ~~liabilities~~ ~~assumed,~~source ~~and~~of ~~any~~authoritative ~~non-controlling~~accounting ~~interest~~principles inrecognized by the FASB ~~acquire~~to atbe ~~their fair~~applied ~~values~~by onnongovernmental entities in the ~~acquisition~~preparation ~~date,~~of ~~with~~financial ~~goodwill~~statements ~~being~~in ~~the~~conformity ~~excess~~with ~~value~~GAAP. ~~over the~~Rules ~~net~~and ~~identifiable~~interpretive ~~assets~~releases ~~acquired.~~of ~~SFAS~~the Securities ~~No.~~and ~~160~~Exchange ~~clarifies~~Commission ~~that~~(SEC) ~~a non-controlling~~under ~~interest~~authority inof afederal ~~subsidiary~~securities ~~should~~laws beare ~~reported~~also assources ~~equity~~of inauthoritative ~~the consolidated~~GAAP ~~financial~~for ~~statements~~SEC registrants. The ~~calculation~~FASB will ofno ~~earnings~~longer ~~per~~issue ~~share~~new ~~will continue~~standards toin bethe ~~based~~form onof ~~income~~Statements, ~~amounts~~FASB ~~attributable~~Staff toPositions, ~~the~~or ~~parent.~~Emerging ~~SFAS~~Issues ~~No.141R and~~Task ~~SFAS~~Force ~~No.160~~Abstracts; ~~are~~instead ~~effective~~the ~~for~~FASB ~~financial~~will ~~statements~~issue Accounting ~~issued~~Standards ~~for~~Updates. ~~fiscal~~Accounting ~~years beginning~~Standards ~~after~~Updates ~~December~~will ~~15,~~not ~~2008.~~be ~~Early~~authoritative ~~adoption~~in istheir ~~prohibited.~~own Weright ~~have~~as ~~not~~they ~~yet determined~~will ~~the~~only ~~effect~~serve onto ~~our~~update ~~consolidated~~the ~~financial~~Codification. These ~~statements,~~changes ifand ~~any,~~the ~~upon adoption~~Codification ofitself ~~SFAS~~do Nonot change GAAP.~~141R~~ orOther ~~SFAS~~than ~~No.160.~~the ~~The~~manner ~~implementation~~in ofwhich ~~the~~new ~~above pronouncements~~accounting guidance is ~~not~~referenced, ~~expected~~the toadoption ~~have~~of athese changes ~~material~~had ~~effect~~no impact on the ~~Company's consolidated~~Financial ~~financial statements or disclosures~~Statements.

In May 2008, the FASB issued SFAS No. 162, “The Hierarchy of Generally Accepted Accounting Principles”. SFAS 162 identifies the sources of accounting principles and the framework for selecting the principles to be used in the preparation of financial statements of nongovernmental entities that are presented in conformity with generally accepted accounting principles (“GAAP”) in the United States (the GAAP hierarchy). SFAS 162 becomes effective 60 days following the SEC’s approval of the Public Company Accounting Oversight Board (“PCAOB”) amendment to AU Section 411, “The Meaning of Present Fairly in Conformity With Generally Accepted Accounting Principles” and is not expected to have a significant impact on our consolidated financial statements.F-12

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Fair Value Accounting.

On June 30, 2009, Excellency Investment Realty Trust, Inc. adopted changes issued by the FASB to fair value disclosures of financial instruments. These changes require a publicly traded company to include disclosures about the fair value of its financial instruments whenever it issues summarized financial information for interim reporting periods. Such disclosures include the fair value of all financial instruments, for which it is practicable to estimate that value, whether recognized or not recognized in the statement of financial position; the related carrying amount of these financial instruments; and the method(s) and significant assumptions used to estimate the fair value. The adoption of these changes had no impact on the Financial Statements.

On June 30, 2009, Excellency Investment Realty Trust, Inc. adopted changes issued by the FASB to fair value accounting. These changes provide additional guidance for estimating fair value when the volume and level of activity for an asset or liability have significantly decreased and includes guidance for identifying circumstances that indicate a transaction is not orderly. This guidance is necessary to maintain the overall objective of fair value measurements, which is that fair value is the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date under current market conditions. The adoption of these changes had no impact on the Financial Statements.

On June 30, 2009, Excellency Investment Realty Trust, Inc. adopted changes issued by the FASB to the recognition and presentation of other-than-temporary impairments. These changes amend existing other-than-temporary impairment guidance for debt securities to make the guidance more operational and to improve the presentation and disclosure of other-than-temporary impairments on debt and equity securities. The adoption of these changes had no impact on the Financial Statements.

On January 1, 2009, Excellency Investment Realty Trust, Inc. adopted changes issued by the FASB to fair value accounting and reporting as it relates to nonfinancial assets and nonfinancial liabilities that are not recognized or disclosed at fair value in the financial statements on at least an annual basis. These changes define fair value, establish a framework for measuring fair value in GAAP, and expand disclosures about fair value measurements. This guidance applies to other GAAP that require or permit fair value measurements and is to be applied prospectively with limited exceptions. The adoption of these changes, as it relates to nonfinancial assets and nonfinancial liabilities, had no impact on the Financial Statements. These provisions will be applied at such time a fair value measurement of a nonfinancial asset or nonfinancial liability is required, which may result in a fair value that is materially different than would have been calculated prior to the adoption of these changes.

Other Recently Issued Accounting Pronouncements

On May 1, 2009, the Emerging Issues and Task Force issued guidance titled “Determining Whether an Instrument (or an Embedded Feature) Is Indexed to an Entity's Own Stock” . This guidance provides that an entity should use a two-step approach to evaluate whether an equity-linked financial instrument (or embedded feature) is indexed to its own stock, including evaluating the instrument's contingent exercise and settlement provisions. The adoption of this standard has affected the accounting for certain freestanding warrants and preferred stock that contain exercise price adjustment features (“down round provisions”). The Company does not expect the adoption of this standard to impact its financials.

Financial Statement Presentation

Because the Company is engaged in the rental and sale of real estate, the operating cycle may extend beyond one year. Accordingly, following the usual practice of the real estate industry, the accompanying consolidated balance sheet is unclassified.

Use of Estimates

The preparation of the Company's consolidated financial statements in conformity with generally accepted accounting principles in the United States of America requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities, disclosure of contingent assets and liabilities at the date of the consolidated financial statements and the reported amount of revenues and expenses during the reporting period. Management makes these estimates using the best information available at the time the estimates are made; however actual results could differ materially from those estimates.

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Reclassifications

Certain prior year accounts, particularly non-controlling interests, have been reclassified in accordance with current year standards.

Note 3 – GOING CONCERN

The Company has suffered recurring losses from operations. During the year ended December 31, ~~2008~~2009, the Company had a net loss of ($2,~~165~~285,~~274~~412), and has a net accumulated deficit, including non-controlling interests, of $16,~~916~~692,~~897~~915 as of December 31, ~~2008~~2009, all of which raise substantial doubt about the Company's ability to continue as a going concern. Management does plan to raise capital through any combination of debt and equity financing. However, the Company has no assurance that sufficient cash flow will be generated in the future to meet its operating requirements. As a result of the above, the accompanying consolidated financial statements have been prepared assuming that the Company will continue as a going concern. The consolidated financial statements do not include any adjustments that might result from the outcome of this uncertainty.

Note 4 – NOTES PAYABLE

Promissory Notes Payable - Related Parties

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The interest rate on the LP Notes is 7% per annum. The entire balance of principal and interest of the LP Notes is due and payable on November 4, 2010. The LP Notes may be prepaid without penalty. All payments shall be applied first toward the payment of interest and the balance towards the reduction of principal.

As of December 31, ~~2008~~2009 and ~~2007~~2008, the LP Notes payable were $21,~~166~~893,~~698~~ 052 and $2,~~292~~166,~~871~~698, respectively.

~~Principal payment maturities on the mortgage outstanding at December 31, 2008 are:~~F-14

Fiscal Year	Amount
2009	$	-
2010		2,166,698
2011		-
2012		-
2013		-
Thereafter		-
Total	$	2,166,698

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Principal payment maturities on the related party notes outstanding at December 31, 2009 are:

Fiscal Year	Amount
2009	$	-
2010		1,893,052
2011		-
2012		-
2013		-
Thereafter		-
Total	$	1,893,052

Mortgage Notes Payable

On December 27, 2005, the Company borrowed an aggregate of $8,224,000 from Astoria Federal Mortgage Corp. ("Astoria"), in connection with the refinancing of the Properties, evidenced by eight notes payable (the "Mortgage Notes"). The initial interest rate on the Mortgage Note of 5.625% will remain in effect for eighty four (84) months. Thereafter, the Mortgage Notes bear interest at a rate equal to the five (5) year "Fixed Rate Advance" as determined by the Federal Home Bank of New York, plus two and one half percent (2.5%), rounded to the nearest one-eighth of one percent (0.125%) and the interest rate will be adjusted every sixty (60) months. The loans are repayable in monthly installments of principal and interest (which total $47,343), due on the first day of each month, commencing February 1, 2006. The principal and interest payments are based on a 360 month amortization. The Mortgage Notes mature on January 1, 2018, at which time the entire unpaid principal balance, plus accrued interest thereon, shall be due.

The following sets forth the amounts outstanding on each of the Notes as of December 31, ~~2008~~2009, and the required monthly principal and interest payments:

Location of Property	Mortgage Note Amount (as of December 31, 2008)		Monthly Principal and Interest Payment
	P & I		Mortgage
154-160A Collins Street, Hartford, CT	$	1,251,112	$	7,507
Property	Payment		Prin. Bal.
21 Evergreen Avenue, Hartford, CT	$	675,447	$	4,053
56 Webster		2,763		453,089
243 & 255 Laurel Street, Hartford, CT	$	1,082,250	$	6,493
270 Laurel		11,513		1,887,871
252 Laurel Street, Hartford CT	$	560,314	$	3,362
252 Laurel		3,362		551,258
270 Laurel Street, Hartford, CT	$	1,918,883	$	11,513
243 - 255 Laurel		6,493		1,064,759
360 Laurel Street, Hartford, CT	$	567,989	$	3,408
21 Evergreen		4,053		664,531
117-145 S. Marshall Street, Hartford, CT	$	1,373,920	$	8,243
117-145 S. Marshall		8,243		1,351,716
56 Webster Street, Hartford, CT	$	460,531	$	2,763
154-160A Collins		7,507		1,230,892
Total:	$	7,890,446	$	47,342
360 Laurel		3,408		558,810
		47,342		7,762,926

In connection with the refinancing described above, the Company defeased its existing mortgage with Credit Suisse First Boston Mortgage Capital, LLC. The Company incurred approximately $654,000 in costs associated with the defeasance. Additionally, the Company wroteF-off the remaining deferred financing costs related to the mortgage totaling approximately $110,000. The remaining funds have been used to purchase all of the limited partnership interests of our subsidiary Limited Partnerships owned by Goran Mladen, the son of the Company's sole officer and director and majority stockholder, and for working capital purposes.15

Principal payment maturities on the mortgage outstanding at December 31, 2008 are:

Fiscal Year	Amount
2009	$	127,521
2010		134,881
2011		142,667
2012		150,903
2013		158,845
Thereafter		7,175,629
Total	$	7,890,446

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In connection with the refinancing described above, the Company defeased its existing mortgage with Credit Suisse First Boston Mortgage Capital, LLC. The Company incurred approximately $654,000 in costs associated with the defeasance. Additionally, the Company wrote-off the remaining deferred financing costs related to the mortgage totaling approximately $110,000. The remaining funds have been used to purchase all of the limited partnership interests of our subsidiary Limited Partnerships owned by Goran Mladen, the son of the Company's sole officer and director and majority stockholder, and for working capital purposes.

Principal payment maturities on the mortgage outstanding at December 31, 2009 are:

Fiscal Year	Amount
2010		134,881
2011		142,667
2012		150,903
2013		158,845
2014		167,206
Thereafter		7,008,424
Total	$	7,762,926

Note 5 – INVESTMENTS IN TRADING SECURITIES

The Company's investments are comprised of equity securities of publicly traded companies. During the year ended December 31, 2007, the Company sold its investments for a realized loss of $158,921. As of December 31, 2008 and 2009, the Company no longer held any investments.

Between July, 2006, and September, 2006, the Company purchased an aggregate of 4,969 shares of its common stock in the open market, through a brokerage account held in the name of Excellency Investment Realty Trust I, L.P., a limited partnership which is owned (i) 81% by the Company, and (ii) 19%, collectively, by David Mladen, the Company's majority shareholder and sole officer and director, and his son, daughter-in-law, daughter, and son-in-law. For accounting purposes, these purchases were treated as treasury stock of which 2,500 of the purchased shares were resold in the open market. The purchase price of these shares was between $8.16 and $24.44, and the selling price per share was between $11.66 and $24.26, or an average aggregate sales price of $17.44. The difference between the purchased price and the sales price of $16,359 was recorded as additional paid in capital in the accompanying consolidated financial statements. The Company paid $34,168 or $13.83 per share for these 2,469 shares of stock, and has recorded the acquisition of these shares as treasury stock shares at cost in the accompanying consolidated financial statements. As of December 31, ~~2008~~2009, 2,469 shares of the Company's common stock are held in the Company's brokerage account. The Company plans to hold and not sell the Treasury Stock.

Note 6 – RELATED PARTY TRANSACTIONS

Rent-Free Apartments

The Company provided a rent-free apartment to David Mladen, its majority shareholder and an officer and director. As a result, the Company has recorded compensation expense to David Mladen in the aggregate amount of $69,000, for the year ended December 31, ~~2008~~2009, which was the fair value of apartment rental.

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See related party note disclosure in Note 4.

Note 7 - STOCKHOLDERS' DEFICIT

Liquidated Damages

In connection with David Mladen's purchase of 11,000 shares of the Company's Series A Preferred Stock (the "Series A Preferred Stock"), the Company entered into a Registration Rights Agreement with Mr. Mladen (the "Registration Rights Agreement"), pursuant to which the Company agreed to prepare and, on or prior to the sixtieth (60th) day following the date of such purchase, file with the Securities and Exchange Commission ("SEC"), a Resale Registration Statement on Form SB-2 (the "Resale Registration Statement"), to register all of the shares of the Company's Common Stock underlying the Series A Preferred Stock (the "Conversion Shares"). Further, pursuant to the Registration Rights Agreement, the Company is required to use best efforts to (a) have the SEC declare the Resale Registration Statement effective within ninety (90) days after filing the Resale Registration Statement with the SEC (or one hundred and twenty (120) days in the event any comments on the Registration Statement are received from the SEC), and (b) maintain the effectiveness of the Resale Registration Statement until all such common shares have been sold or may be sold without volume restrictions pursuant to Rule 144(k) of the Securities Act of 1933, as amended.

If the Company (i) fails to file the Resale Registration Statement, or (ii) fails to have the Registration Statement declared effective within the required period, or (iii) if effectiveness is not maintained, the Registration Rights Agreement requires the Company to make payments to Mr. Mladen in an aggregate amount equal to two percent (2%) per month of $9,000,000 (assuming the sale of $9,000,000 of the aggregate fair market value of the Conversion Shares) ("Outstanding Principal Amount"), multiplied by the number of months (prorated for partial months) until the failure is cured.

As of June 30, 2006, the Resale Registration Statement had not been filed. At that time, Mr. Mladen agreed to waive $1,174,000 of liquidated damages due to him, and such amount was accounted for as a contribution of capital as of that date.

On October 24, 2006, the Resale Registration Statement had still not been filed. At that time, Mr. Mladen agreed to waive an additional $720,000 in liquidated damages, for the period between July 1, 2006, and October 31, 2006, in consideration for 43,500 shares of the Company's Series C Preferred Stock.

As of December 31, 2006, $720,000 of these liquidated damages have been issued as preferred stock and subsequently converted to common stock.

As of December 31, 2007, the Resale Registration Statement had still not been filed, and the accrued liability of $2,264,000 had been recorded.

As of December 31, 2008, the Resale Registration Statement had still not been filed, and the accrued liability of $2,160,000 had been recorded, resulting in a balance of $4,424,000.

As of December 31, 2009, the Resale Registration Statement had still not been filed, and the accrued liability of $2,160,000 had been recorded, resulting in a balance of $6,584,000.

On November 29, 2006, the Company filed a Registration Statement on Form SB-2 (the "Resale Registration Statement") with the Securities and Exchange Commission (the "Commission") to register (i) 5,000,000 shares of common stock issuable to Dutchess Private Equities Fund, LP ("Dutchess") in connection with an Investment Agreement between the Company and Dutchess and (ii) 1,573,000 shares of Common Stock issuable upon conversion of shares of the Company's Series A Convertible Preferred Stock held by David Mladen, the Company's sole officer, director and majority shareholder.

On February 2, 2007, the Company filed a request to withdraw the Registration Statement with the Commission. Mr. Mladen had agreed to waive the liquidated damages which were due to him through June 30, 2007, but as a result of the withdrawal of the Registration Statement the contingent liability increased to $4,071,921 as of December 31, 2007, and the accrued liability increased to $2,264,000 as of December 31, 2007, and $4,424,000 as of December 31, 2008.F-17

The Company had adopted View C of EITF 05-4, "Effect of Liquidated Damages Clause on a Freestanding Financial Instrument Subject to EITF 00-19" ("EITF 05-4"). Accordingly, the Company classified as liability instruments, the fair value of registration rights agreements when such agreements (i) require it to file, and cause to be declared effective under the Securities Act, a registration statement with the SEC within contractually fixed time periods, and (ii) provide for the payment of liquidating damages in the event of its failure to comply with such agreement.

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~~Previously under~~On ~~View~~February C2, ~~of EITF 05-4~~2007, ~~(i)~~the ~~registration~~Company ~~rights~~filed ~~with these characteristics were accounted for as derivative financial instruments at fair value and (ii) contracts that are (~~a) ~~indexed~~request to ~~and~~withdraw ~~potentially~~the ~~settled~~Registration inStatement anwith ~~issuer's~~the ~~own stock~~Commission. ~~and~~Mr. ~~(b)~~Mladen ~~permit~~had ~~gross~~agreed ~~physical~~to orwaive ~~net~~the ~~share~~liquidated ~~settlement~~damages ~~with~~which ~~no net cash settlement alternative~~ were ~~classified~~due asto ~~equity~~him ~~instruments.~~through ~~The~~June ~~Company~~30, ~~has adopted~~2007, ~~EITF~~but ~~00-19-2 and~~ as a result noof ~~longer~~the ~~classifies~~withdrawal ~~these~~of ~~registration rights~~the asRegistration aStatement ~~derivative~~the ~~instrument.~~contingent ~~Due~~liability increased to ~~the probable loss~~$4, ~~the Company~~071,921 ~~with the~~as ~~help~~ of aDecember ~~valuation~~31, ~~specialist~~2007, ~~determined~~and the ~~likely~~accrued ~~settlement~~liability increased to be $~~3,745,394 and $~~4,~~071~~424,~~921~~000 atas of December 31, 2008 and ~~2007,~~to ~~respectively~~$6,584,000 ~~which is accrued~~ as aof ~~contingent~~December ~~liability~~31, 2009.

In accordance with accounting guidance, the Company classified as liability instruments, the fair value of registration rights agreements when such agreements (i) require it to file, and cause to be declared effective under the Securities Act, a registration statement with the SEC within contractually fixed time periods, and (ii) provide for the payment of liquidating damages in the event of its failure to comply with such agreement.

Current accounting guidance no longer requires classification of these registration rights as a derivative instrument. Due to the probable loss, the Company, with the help of a valuation specialist, determined the likely settlement to be $3,725,501 and $3,745,394 at December 31, 2009 and 2008, respectively, which is accrued as a contingent liability.

Series A Preferred Stock

As of September 28, 2005, the Company filed a Certificate of Designation of Series A Convertible Preferred Stock (the "Series A Certificate of Designation") designating a Series of 11,000 shares of Series A Convertible Preferred Stock, $0.01 par value per share (the "Series A Preferred Stock"). Pursuant to the Series A Certificate of Designation, as amended on July 12, 2006, holders of the Company's Series A Preferred Stock:

o	shall be entitled to cast one hundred forty three (143) votes per share of Series A Preferred Stock upon all matters submitted to a vote of the holders of the Company's Common Stock;

o	shall be entitled to receive dividends when and as declared by the Company's Board of Directors; and

o	shall be entitled to convert each of their shares of Series A Preferred Stock into one hundred forty three (143) shares of the Company's Common Stock, at any time, and from time to time, for no additional consideration.

The shares of Series A Preferred Stock:

o	shall be not be reissued after they are reacquired by the Company by reason of repurchase or otherwise, and all such shares shall be returned to the status of undesignated shares of the Company's Preferred Stock; and

o	shall be adjusted in the event of stock splits, stock combinations, mergers, reorganizations, or other such events.

On March 6, 2007, David Mladen, the Company's majority stockholder ~~and an officer and director~~, converted 1,000 shares of the Company's Series A Preferred Stock into 143,000 shares of the Company's common stock.

As of December 31, 2009 and 2008, 10,000 shares of the Company's Series A Preferred Stock were issued and outstanding, and held by David Mladen, the Company's majority ~~shareholder~~ ~~and an officer and director~~shareholder.

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Series B Preferred Stock

On March 10, 2006, the Company filed a Certificate of Designation of Series B Preferred Stock (the "Series B Certificate of Designation") designating a series of 20,000 shares of Preferred Stock of the Company, $0.01 par value (the "Series B Preferred Stock"). Pursuant to the Series B Certificate of Designation, holders of the

Company's Series B Preferred Stock:

o	shall be entitled to cast one hundred (100) votes per share of Series B Preferred Stock upon all matters submitted to a vote of the holders of the Company's Common Stock;

o	shall not be entitled to receive dividends when and as declared, out of the Company's net profits;

o	shall not be entitled to a liquidation preference in the event of any liquidation, dissolution or winding up of the Company; and

o	shall not be entitled to convert their shares of Series B Preferred Stock into shares of the Company's Common Stock.

In addition, the shares of Series B Preferred Stock:

o	shall not be redeemable by the Company;

o	shall rank junior to all other series of the Company's Preferred Stock as to the distributions of assets, unless the terms of any such series shall provide otherwise;

o	shall be not be reissued after they are reacquired by the Company by reason of repurchase or otherwise, and all such reacquired shares shall be returned to the status of undesignated shares of the Company's Preferred Stock; and

o	shall be adjusted in the event of stock splits, stock combinations, mergers, reorganizations, or other such events.

So long as any shares of Series B Preferred Stock remain issued and outstanding, the Company shall not, without the consent of the holders of a majority of the shares of Series B Preferred Stock then outstanding:

o	amend, alter or repeal any provision of the Company's Certificate of Incorporation (including the Certificate of Designation), or Bylaws;

o	authorize, or increase the authorized amount of any additional class or series of stock; or

o	effect any reclassification of the Series B Preferred Stock.

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The Series B Certificate of Designation may be amended by vote of both the Company's Board of Directors and the holders of a majority of the outstanding shares of Series B Preferred Stock.

As of December 31, ~~2007~~2009 and 2008, no shares of the Company's Series B Preferred Stock were issued or outstanding.

Series C Convertible Preferred Stock

On October 6, 2006, the Company's Board of Directors approved the reclassification and designation of 43,500 shares of the Company's authorized preferred stock, $0.01 par value per share, designated as series C convertible preferred stock ("Series C Preferred Stock"). On October 11, 2006, the Company filed Articles Supplementary to the Articles (the "Articles Supplementary") with the State Department of Assessments and Taxation of Maryland, reclassifying and designating the Series C Preferred Stock and fixing the rights and preferences of such series. Pursuant to the Articles Supplementary, the holders of the Company's Series C Preferred Stock:

o	shall be entitled to cast one thousand (1,000) votes per share of Series C Preferred Stock upon all matters submitted to a vote of the holders of the Company's Common Stock;

o	shall be entitled to receive dividends when and as declared by the Company's Board of Directors; and

o	shall be entitled to convert each of their shares of Series C Preferred Stock into one thousand (1,000) shares of the Company's Common Stock, at any time, and from time to time, for no additional consideration.

The shares of Series C Preferred Stock:

o	shall be not be reissued after they are reacquired by the Company by reason of repurchase or otherwise, and all such shares shall be returned to the status of undesignated shares of the Company's Preferred Stock; and

o	shall be adjusted in the event of stock splits, stock combinations, mergers, reorganizations, or other such events.

On October 18, 2006, the Company issued the 43,500 shares of Series C Preferred Stock (the "Series C Preferred Shares") to David Mladen, the Company's majority shareholder and sole officer and director. The Series C Preferred Shares were issued to Mr. Mladen in consideration for his agreement to waive $720,000 of liquidated damages due to him, for the period of July 1, 2006 through October 31, 2006, by virtue of the Company's failure to satisfy certain of its registration requirements.

On October 24, 2006, Mr. Mladen converted the Series C Preferred Shares into 43,500,000 shares of the Company's Common Stock.

Stock based compensation

In 2008, 10,000 shares were issued to a consultant to settle an outstanding invoice. Pursuant to our agreement with the consultant, the liability was not settled until the shares were free trading. As of December 31, 2008, the shares were not yet free trading, and the liability remained recorded. As a result, the 100,000 shares were valued at their fair market value on the date of grant, $8,000, and were expensed as compensation expense in 2008.

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In 2009, the shares discussed above became free trading, and in accordance with our agreement with our consultant, the invoice was deemed to have been fully satisfied. Upon satisfaction of the invoice, we recorded an additional amount to additional paid in capital, which reflected the satisfaction of the liability from the shares issued in 2008.

Also in 2009, we issued 357,143 shares to an unrelated party to settle $12,500 of our promissory note with Mr. Mladen, our majority shareholder. Since the shares were issued to an unrelated party, we recorded the issuance at the fair market value on the date of grant, $71,428, and recorded a loss of $58,928, which represents the excess fair market value over the debt satisfied.

Note 8 – CONTINGENCY

Periodic Filings

Under a 2005 rule change, OTC Bulletin Board ("OTCBB") issuers that are cited for filing delinquency three times in a 24-month period and those removed for failure to file two times in a 24-month period will be ineligible for quotation by an NASD member. Following removal under this new rule, an issuer's securities would again become eligible for quotation on the OTCBB when the issuer has filed periodic reports for one year in a timely manner.

In 2008 the Company has been late in two of its periodic filings with the Securities and Exchange Commission ("SEC"). Accordingly, the Company may be ineligible for quotation by an NASD member if it is delinquent one more time in its periodic filings with the SEC during the applicable 24-month period.

Note 9 – INCOME TAXES

The Company accounts for income taxes under ~~the~~current ~~provisions~~accounting ~~of SFAS No. 109~~provisions, ~~Accounting~~ ~~for~~which ~~Income Taxes. SFAS 109~~ requires recognition of deferred tax liabilities and assets for the expected future tax consequences of events that have been included in the consolidated financial statements or tax returns. Under this method, deferred tax liabilities and assets are determined based on the difference between the financial statement and tax bases of assets and liabilities using enacted tax rates in effect for the year in which the differences are expected to reverse. Pursuant to ~~SFAS~~the ~~No.~~guidance, ~~109~~ the Company is required to compute tax asset benefits for net operating losses carried forward. The potential benefit of net operating losses of $9,~~363~~201,~~877~~904 (which will begin to expire in the year 2026), has not been recognized in these financial statements because the Company cannot be assured it is more likely than not it will utilize the net operating losses carried forward in future years.

		2008
	2009
Net Operating Loss Carryforward (Deferred Tax Asset)	3,220,666		~~3,277,357~~
Valuation Allowance	(3,220,666)		~~(3,277,357~~	)
Net Future Income Taxes	-		-

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Note 10 – PROPERTY, PLANT AND EQUIPMENT

Property, Equipment, Land, Buildings and Improvements are recorded at cost. Buildings and Improvements are depreciated over 27.5 years using the straight line method of depreciation. WeIn 2007, we changed the number of years for depreciation from 40 to 27.5, which was treated as a change in accounting estimate. Depreciation expense was $206,~~968~~970 and $206,963 for ~~2008~~2009 and ~~2007~~2008 respectively. Total accumulated depreciation was $1,~~553~~760,~~962~~928 and $1,~~346~~553,~~992~~962 as of December 31, ~~2008~~2009 and ~~2007~~ 2008 respectively. ~~The~~Expenditures ~~change~~for inmaintenance ~~estimate~~and ~~resulted~~repairs, inwhich ~~lower~~do ~~depreciation expense~~not ~~and~~generally ~~higher~~extend ~~net~~the ~~income~~useful life of ~~approximately~~the ~~$83~~related assets,~~000~~ inare ~~2007,~~charged to operations as incurred. Gains or losses on disposal of property and equipment are reflected in the ~~first~~statement of income in the year of disposal. These assets serve as collateral for the ~~change~~mortgages notes that they are financed by.

These assets serve as collateral for the mortgages notes that they are financed by.

Note 11 – CONCENTRATIONS

The company is dependent upon the real estate market, which is currently in decline. If the market should continue to decline, it will could have an adverse impact on Excellency’s business.

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Note 12 – CONTINGENCY & COMMITMENT

Leases and payouts of the Company are included in Note 4 – Notes Payable above. The Company has no other leases or payouts.

Litigation:

Securities and Exchange Commission v. Excellency Investment Realty Trust, Inc. and David D. Mladen, Case No. 308CV01583 filed in the United Stated District Court District of Connecticut on October 16, 2008. ~~This~~The case ~~involves~~was anfiled ~~alleged~~by ~~fraudulent~~the SEC alleging that a market manipulation scheme in which Defendants Excellency Investment Realty Trust, Inc. and David D. Mladen, our president, chief executive officer and majority shareholder, allegedly engaged in a number of transactions designed to artificially inflate the price of our common stock by making purchases and sales in the stock. ~~Our~~After ~~attorneys have~~this case had been ~~instructed~~pending tofor ~~vigorously~~a ~~defend~~number ~~against~~of ~~this~~months, ~~action~~on July 14, 2009, a final judgment was filed in the US District Court of New Haven, CT. It was ordered that David D. Mladen is ~~too~~ ~~early~~prohibited for five years following the date of the filing from acting as an officer or director of any issuer that has a class of securities registered pursuant to ~~ascertain~~Section 12 of the Exchange Act. Additionally, Mr. Mladen was ordered to pay a ~~probable~~disgorgement ~~outcome~~of $5,000, representing profits gained as a result of the conduct alleged in the original complaint, together with prejudgment interest of $254. Finally, Mr. Mladen was ordered to pay a civil penalty in the amount of $50,000.

David D. Mladen (“Mr. Mladen”), resigned his positions as of August 13, 2009. Mr. Mladen voluntarily resigned in his capacities in keeping with the agreement reached in settlement of the civil litigation previously initiated by the U.S. Securities and Exchange Commission against the Company and Mr. Mladen, individually. Mr. Mladen’s agreement, as it relates to his inability to serve as an Officer or Director of the Company, which is to not serve as an Officer or a Director for a period of five (5) years, was approved by the United States District Court, District of Connecticut in SEC v. Excellency Investment Realty Trust, Inc. and David D. Mladen, Case No. 3:08-cv-0158-JBA, by Final Judgment dated July 15, 2009, which becomes non-appealable on August 17, 2009. There is no disagreement between Mr. Mladen and the Company regarding his voluntary resignation announced in this Form 8-K, as settlement of the SEC litigation by consenting to the five year bar that was included in the Final Judgment was believed to be in the Company’s and Mr. Mladen’s best interest.

Note 13 – CONSOLIDATED VARIABLE INTEREST ENTITY

As of January 1, 2007, we have consolidated our financial statements with White Knight. In accordance with the Financial Accounting Standards Board ("FASB") Interpretation No. 46R, "Consolidation of Variable Interest Entities" ("FIN 46R"), an interpretation of Accounting Research Bulletin No. 51, a variableF-interest entity ("VIE") is to be consolidated by a company if that company is subject to a majority of the risk of loss for the VIE or is entitled to receive a majority of the VIE's residual returns.22

Included in the balances consolidated are a line of credit with a balance of $70,991 and $47,861 as of December 31, 2008 and 2007, respectively. Also consolidated are cash balances of approximately $3,000 and $400 at December 31, 2008 and 2007, respectively. Since Excellency Investment Realty Trust does not own any interest in White Knight Management, the interest expense recorded on the line of credit is excluded from net income on the consolidated statement of operations.

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~~Note 14~~As –of ~~RESTATEMENT~~January 1, 2007, we have consolidated our financial statements with White Knight. In accordance with the Financial Accounting Standards Board ("FASB") a variable-interest entity ("VIE") is to be consolidated by a company if that company is subject to a majority of the risk of loss for the VIE or is entitled to receive a majority of the VIE's residual returns.

~~The Company~~Included ~~has~~in ~~restated~~the ~~its~~balances ~~previously issued December 31, 2007~~ consolidated ~~financial~~ ~~statements~~are ~~for~~a ~~matters~~line ~~related~~of tocredit ~~the~~with ~~following~~a ~~previously~~balance ~~reported items:~~of ~~asset impairment~~$67,986 ~~improvements,~~and ~~accounts receivable~~$70,991 ~~deferred~~as ~~financing costs,~~of ~~other~~December ~~assets~~31, ~~line~~2009 ofand ~~credit~~2008, ~~accrued~~respectively. Also ~~expenses,~~consolidated ~~accrued~~are ~~registration rights~~cash ~~penalty,~~balances ~~minority~~of ~~interest,~~approximately ~~additional~~$ ~~paid~~0 inand ~~capital~~$2,793 ~~rental~~at ~~revenue, operating~~December ~~expenses~~31, ~~general~~2009 and ~~administrative expenses~~2008, ~~depreciation, and interest expense~~respectively. Since ~~The~~Excellency ~~accompanying~~Investment ~~financial~~Realty ~~statements~~Trust ~~for~~does ~~the~~not ~~year~~own ~~ended December 31,~~any ~~2007~~interest ~~have been restated to reflect the corrections~~ in ~~accordance~~ ~~with~~White ~~Statement~~Knight ~~of Financial Accounting Standards No. 154~~Management, ~~“Accounting~~ ~~Change~~the ~~and~~interest ~~Error~~expense ~~Corrections”.~~recorded ~~This~~on ~~restatement is primarily due to~~ the ~~lack~~line of ~~adequate~~credit ~~records~~is toexcluded ~~support~~from ~~the~~net ~~previously~~income ~~reported~~on ~~2007 items. The~~the ~~loss~~consolidated ~~per~~statement ~~share increased (.08) to (0.15) per share as a result~~ of ~~these changes~~operations. ~~The following is a summary of the restatements for December 31, 2007:~~

	Previously			Net
ASSETS	Reported			Change			Restated
Real Estate
Land	$	811,402			-		$	811,402
Building and improvements		5,227,119			(226,066	)		5,001,053
		6,038,521			(226,066	)		5,812,455
Less: accumulated depreciation		(1,318,167	)		(28,825	)		(1,346,992	)
		4,720,354			(254,891	)		4,465,463
Cash and cash equivalents		241,551			(2	)		241,549
Accounts receivable-tenants, net of allowance for doubtful accounts of $820,795 at 12/31/08 and $701,847 at 12/31/07		39,317			(35,367	)		3,950
Deferred financing costs, net of accumulated amortization of of $41,799.at 12/31/08 and $28,624 at 12/31/07		148,897			3,502			152,399
Escrow account		84,109			-			84,109
Other assets		11,136			(11,136	)		-
TOTAL ASSETS	$	5,245,364			(297,894	)	$	4,947,470
LIABILITIES AND STOCKHOLDERS' DEFICIT
Mortgage notes payable	$	8,011,007			-		$	8,011,007
Promissory notes payable-related party		2,292,871			-			2,292,871
Security deposits		135,151			-			135,151
Line of credit		-			47,861			47,861
Accounts payable and accrued expenses		356,249			111,445			467,694
Accrued Registration Rights Penalty and contingent portion		4,071,921			2,264,000			6,335,921
TOTAL LIABILITIES		14,867,199			2,423,306			17,290,505
Minority Interest		-			171,102			171,102
STOCKHOLDERS' DEFICIT:
Preferred stock, $0.001 par value, 1,000,000 shares authorized;
Series A Convertible Preferred Stock, par value $0.01, 10,000 shares authorized, 10,000 issued and outstanding, as of December 31, 2007 and 2008. Aggregate liquidation preference of $9,100 ($0.91 per share)		100			-			100
Series B Preferred Stock, par value $0.01, 20,000 shares authorized, 0 shares issued and outstanding, as of December 31, 2007 and 2008		-			-			-
Common stock, par value $0.01, 200,000,000 shares authorized, 43,761,537 issued and43,861,537 outstanding as of December 31, 2007 and 2008 respectively.		437,615			-			437,615
Treasury stock, at cost- 2,469 shares		(34,168	)		-			(34,168	)
Additional paid-in capital		2,063,821			(229,882	)		1,833,939
Accumulated deficit		(12,089,203	)		(2,662,420	)		(14,751,623	)
TOTAL STOCKHOLDERS’ DEFICIT		(9,621,835	)		(2,892,302	)		(12,514,137	)
TOTAL LIABILITIES AND STOCKHOLDERS’ DEFICIT	$	5,245,364		$	(297,894	)	$	4,947,470

In accordance with accounting standards effective in fiscal year 2009, non-controlling interests is presented as a separate line item within equity. The Company has reclassified prior period amounts for comparative purposes.

27Note 14 – SUBSEQUENT EVENTS

On February 26, 2010, Excellency agreed to convert certain related party notes payable into common stock. The total debt that was retired by this conversion was $115,000, and the total common shares issued for this conversion was 1,531,250.

Subsequent events have been reported through the date this report is filed.

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	Previously			Net
	Reported			Change			Restated
Rental revenue	$	1,623,002		$	(20,985	)	$	1,602,017
Operating expenses:
Property operating costs		1,118,838			90,781			1,209,619
General and administrative		708,055			27,379			735,434
Depreciation and amortization		153,292			64,482			217,774
								-
Management fee-related party								-
Total operating expenses		1,980,185			182,642			2,162,827
Operating income		(357,183	)		(203,627	)		(560,810	)
Non-operating (expenses) and income:
Interest expense		(636,795	)		(14,761	)		(651,556	)
Other income		24,590			-			24,590
Realized loss from sales of trading securities		(158,921	)		-			(158,921	)
Asset Impairment		-			(186,909	)		(186,909	)
Loss on registration rights penalty		(2,830,721	)		(2,264,000	)		(5,094,721	)
Total non-operating expenses		(3,601,847	)		(2,465,670	)		(6,067,517	)
Minority Interest		-			6,877			6,877
Net Loss	$	(3,959,030	)	$	(2,662,420	)	$	(6,621,450	)
Loss per share — basic and diluted		(0.07	)		-			(0.15	)
Weighted average common shares outstanding basic and diluted		59,599,085			-			43,736,071

Item 9.

~~Description of~~Changes ~~Net~~In ~~Changes:~~and Disagreements With Accountants on Accounting and Financial Disclosure

Building and improvements were reduced to property reflect repairs that were previously classified incorrectly as improvements, resulting in an impairment of our long-lived asset (real estate).

Accumulated depreciation increased due mainly to the reduction of the number of years for depreciation, from 40 to 27.5, which was treated as a change in accounting estimate.

Accounts receivable, net of allowance for doubtful accounts decreased due to management’s new policy which has elected to be as conservative as possible and included 100% of its moved out tenant receivables and 75% of its current tenant receivables in its allowance for doubtful accounts, even though it has judgments against many of the tenants. It was previously estimated by management that only 50% of current tenant receivables should be classified as doubtful accounts.

Deferred Financing Costs, net of accumulated amortization increased due to a change in accounting method for amortizing these costs using the effective interest method, versus straight line in previous reporting.

Other assets decreased by $11,136 due to a write off of prepaid insurance which was just a monthly payment, not a prepayment.

Line of credit increased due to the recording of a credit line which affects the minority interest investment in White Knight Management, Inc.

Accrued expenses increased due to the correction of previously calculated accrued interest expense.

Accrued registration rights penalty and contingent portion increased due to a re-valuation by professional appraisers.

Minority Interest is newly reported to property reflect Company’s investment in White Knight Management, Inc. which had been previously reported as a component of additional paid in capital.

Additional paid in capital was decreased mostly to change the classification of “minority interest”, noted above.

Accumulated deficit increased due to an increase in the net loss reported for the year ended December 31, 2007.

Rental revenue was reduced to properly report rental revenue and exclude security deposits.

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Property operating costs were increased mainly to reflect the more conservative calculation of bad debt expense, additional accrued property taxes, and additional accrued CNG utilities expense.

General and administrative expenses were increased due mainly to the accrual of additional insurance expenses.

Depreciation and amortization was increased mainly due to the reduction of the number of years for depreciation, from 40 to 27.5, which was treated as a change in accounting estimate.

Interest expense was increased to reflect the proper calculation of accrued interest.

Asset impairment was added to properly reflect repairs that were previously classified incorrectly as improvements, resulting in an impairment of our long-lived asset (real estate).

Loss on registration rights penalty increased due to a re-valuation by professional appraisers.

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Item 9. Changes In and Disagreements With Accountants on Accounting and Financial Disclosure

None.

Item 9A. ~~Controls and Procedures~~

~~See~~Controls ~~Item 9A(T)~~and ~~below.~~Procedures

Item 9A(T). Controls and Procedures

Evaluation of Disclosure Controls and Procedures

We maintain disclosure controls and procedures, as defined in Rule 13a-1 5(e) promulgated under the Securities Exchange Act of 1934 (the "Exchange Act"), that are designed to ensure that information required to be disclosed by us in the reports that we file or submit under the Exchange Act is recorded, processed, summarized and reported within the time periods specified in the Securities and Exchange Commission's rules and forms and that such information is accumulated and communicated to our management, including our Chief Executive Officer and Chief Financial Officer, as appropriate to allow timely decisions regarding required disclosure.

We carried out an evaluation, under the supervision and with the participation of our management, including our Chief Executive Officer and Chief Financial Officer, of the effectiveness of the design and operation of our disclosure controls and procedures as of December 31, ~~2008~~2009. Based on the evaluation of these disclosure controls and procedures, and in light of the material weaknesses found in our internal controls over financial reporting, our Chief Executive Officer and Chief Financial Officer concluded that our disclosure controls and procedures were not effective.

Management’s Report on Internal Control over Financial Reporting

Our management is responsible for establishing and maintaining effective internal control over financial reporting. Under the supervision of our Chief Executive Officer and Chief Financial Officer, the Company conducted an evaluation of the effectiveness of our internal control over financial reporting as of December 31, ~~2008~~2009 using the criteria established in Internal Control—~~Integrated~~Inte grated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (COSO).

During our review of controls for the audited period ended December 31, ~~2008~~2009, and in the process of preparing our Annual Report, our management discovered that there are material weaknesses in our internal controls over financial reporting. A material weakness is a deficiency, or a combination of deficiencies, in internal control over financial reporting, such that there is a reasonable possibility that a material misstatement of our annual or interim financial statements will not be prevented or detected on a timely basis. The material weaknesses identified during the preparation of the Annual Report were (i) insufficient evidence of a robust corporate governance function; (ii) lack of sufficient resources with SEC, generally accepted accounting principals (GAAP); (iii) inadequate security over information technology and (iv) lack of evidence to document compliance with the operation of internal accounting controls in accordance with our policies and procedures. These control deficiencies could result in a material misstatement of significant accounts or disclosures that would result in a material misstatement to our interim or annual financial statements that would not be prevented or detected. Accordingly, management has determined that these control deficiencies constitute material weaknesses.

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Management’s Report on Internal Control over Financial Reporting.

Our management is responsible for establishing and maintaining adequate internal control over financial reporting as defined in Rule 13a-15(f) under the Securities Exchange Act, as amended. Our management assessed the effectiveness of our internal control over financial reporting as of December 31, ~~2008~~2009. In making this assessment, our management used the criteria set forth by the Committee of Sponsoring Organizations of the Treadway Commission (“COSO”) in Internal Control-Integrated Framework. A material weakness is a deficiency, or a combination of deficiencies, in internal control over financial reporting, such that there is a reasonable possibility that a material misstatement of the company's annual or interim financial statements will not be prevented or detected on a timely basis. We have identified the following material weaknesses:

1. As of December 31, ~~2008~~2009, we did not maintain effective controls over the control environment. Specifically we have not developed and effectively communicated to our employees its accounting policies and procedures. This has resulted in inconsistent practices. Further, the Board of Directors does not currently have any independent members and no director qualifies as an audit committee financial expert as defined in Item 407(d)(5)(ii) of Regulation S-B. Since these entity level programs have a pervasive effect across the organization, management has determined that these circumstances constitute a material weakness.

2. As of December 31, ~~2008~~2009, we did not maintain effective controls over financial statement disclosure. Specifically, controls were not designed and in place to ensure that all disclosures required were originally addressed in our financial statements. Accordingly, management has determined that this control deficiency constitutes a material weakness.

3.Because ~~This lack~~ of ~~internal~~these ~~controls~~material ~~over~~weaknesses, ~~financial~~management ~~reporting~~has ~~resulted~~concluded inthat the ~~restatement~~Company ofdid ~~our~~not ~~December~~maintain ~~31,~~effective ~~2007~~internal control over financial ~~statements,~~reporting as ~~presented~~of ~~herein~~December 31, ~~and~~2009, based on the criteria established in ~~Note~~"Internal 14Control-Integrated toFramework" ~~the~~issued ~~included~~by ~~financial~~the ~~statements~~COSO.

Because of these material weaknesses, management has concluded that the Company did not maintain effective internal control over financial reporting as of December 31, 2008, based on the criteria established in "Internal Control-Integrated Framework" issued by the COSO.

Changes in Internal Control Over Financial Reporting

There were no changes in internal controls over financial reporting that occurred during the year ended December 31, ~~2008~~2009, that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

Management is currently evaluating remediation plans for the above control deficiencies.

In light of the existence of these control deficiencies, the Company concluded that there is a reasonable possibility that a material misstatement of the annual or interim financial statements will not be prevented or detected on a timely basis by the company’s internal controls.

30As a result, management has concluded that the Company did not maintain effective internal control over financial reporting as of December 31, 2009 based on criteria established in Internal Control—Integrated Framework issued by COSO.

M&K CPAS, PLLC, an independent registered public accounting firm, was not required to and has not issued an attestation report concerning the effectiveness of our internal control over financial reporting as of December 31, 2009 pursuant to temporary rules of the Securities and Exchange Commission that permit the Company to provide only management’s report in this annual report.

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AsItem a result, management has concluded that the Company did not maintain effective internal control over financial reporting as of December 31, 2008 based on criteria established in Internal Control—Integrated Framework issued by COSO9B.

~~M&K CPAS,~~Other PLLC, an independent registered public accounting firm, was not required to and has not issued an attestation report concerning the effectiveness of our internal control over financial reporting as of December 31, 2008 pursuant to temporary rules of the Securities and Exchange Commission that permit the Company to provide only management’s report in this annual report.Information

Item 9B. Other Information.

Legal Proceedings.

Securities and Exchange Commission v. Excellency Investment Realty Trust, Inc. and David D. Mladen, Case No. 308CV01583 filed in the United Stated District Court District of Connecticut on October 16, 2008. ~~This~~The case ~~involves~~was anfiled ~~alleged~~by ~~fraudulent~~the SEC alleging that a market manipulation scheme in which Defendants Excellency Investment Realty Trust, Inc. and David D. Mladen, our president, chief executive officer and majority shareholder, allegedly engaged in a number of transactions designed to artificially inflate the price of our common stock by making purchases and sales in the stock. ~~Our~~After ~~attorneys have~~this case had been ~~instructed~~pending tofor ~~vigorously~~a ~~defend~~number ~~against~~of ~~this~~months, ~~action~~on July 14, 2009, a final judgment was filed in the US District Court of New Haven, CT. It was ordered that David D. Mladen is ~~too~~ ~~early~~prohibited for five years following the date of the filing from acting as an officer or director of any issuer that has a class of securities registered pursuant to ~~ascertain~~Section 12 of the Exchange Act. Additionally, Mr. Mladen was ordered to pay a ~~probable~~disgorgement ~~outcome~~of $5,000, representing profits gained as a result of the conduct alleged in the original complaint, together with prejudgment interest of $254. Finally, Mr. Mladen was ordered to pay a civil penalty in the amount of $50,000.

~~Replacement~~ David D. Mladen (“Mr. Mladen”), resigned his positions as of ~~Chief~~August ~~Financial~~13, 2009. Mr. Mladen voluntarily resigned in his capacities in keeping with the agreement reached in settlement of the civil litigation previously initiated by the U.S. Securities and Exchange Commission against the Company and Mr. Mladen, individually. Mr. Mladen’s agreement, as it relates to his inability to serve as an Officer or Director of the Company, which is to not serve as an Officer or a Director for a period of five (5) years, was approved by the United States District Court, District of Connecticut in SEC v. Excellency Investment Realty Trust, Inc. and David D. Mladen, Case No. 3:08-cv-0158-JBA, by Final Judgment dated July 15, 2009, which becomes non-appealable on August 17, 2009. There is no disagreement between Mr. Mladen and the Company regarding his voluntary resignation announced in this Form 8-K, as settlement of the SEC litigation by consenting to the five year bar that was included in the Final Judgment was believed to be in the Company’s and Mr. Mladen’s best interest.

Effective as ofprior ~~October~~to 8,the ~~2007,~~date weand ~~entered~~time ~~into~~of Mr. Mladen’s voluntary resignation as an ~~engagement agreement ("Agreement")~~Officer ~~with~~and ~~ANG~~Director ~~Group~~of the Company, ~~Inc.~~Gorica ~~("ANG")~~Adduci, ~~pursuant~~who tohas ~~which,~~ worked in ~~consideration~~ ~~for~~the areal ~~monthly~~estate ~~fee~~industry offor ~~$4,000,~~quite ~~ANG~~some time, was toappointed ~~provide~~by usthe ~~with certain services~~Directors (of the ~~"Services")~~Company as a replacement Director, ~~including~~President ~~making~~and ~~available~~the Interim Chief Executive Officer to usreplace ~~Daniel Norensberg (or~~those ~~another~~roles ~~individual~~historically ~~acceptable~~filled toby usMr. inMladen ~~our~~until ~~sole~~the ~~discretion) to~~next ~~serve~~regularly asscheduled ~~our Chief~~meeting ~~Financial~~of ~~Officer~~shareholders where Directors stand for re-election.

~~We believe that, between October 8, 2007 and February~~ 29, 2008, Mr. Norensberg did not adequately provide the Services. Further, despite numerous attempts to contact Mr. Norensberg, we have not heard from him since approximately March 1, 2008. In addition, ANG did not provide us with any potential candidates to replace Mr. Norensberg. This has caused us material hardship in connection with, among other things, (a) our ability to prepare and timely file this Annual Report on Form 10-K for the fiscal year ended December 31, 2008, and (b) our ability to timely evaluate and report on the effectiveness of our disclosure controls and procedures in accordance with Section 404 of the Sarbanes Oxley Act of 2002.

AsTable ~~a result, we replaced Mr. Norensberg with Carlos D. Carrillo as~~ of March 24, 2008, and have terminated the Agreement, effective as of such date. However due to the distance of Mr. Carrillo from the offices of the Company, it was determined that he would not adequately provide the financial and accounting services that the Company required. As a result, we replaced Mr. Carrillo with J&R Business & Financial Consulting, LLC (“J&R”). Effective October 1, 2008, we entered into an engagement agreement with J&R, pursuant to which, in consideration for a monthly fee of $5,000, J&R is to provide us with certain services (the "Services"), including making available to us Richard Pelletier to serve as our Chief Financial Officer.Contents

As of April 15, 2009, the Company owed J&R $25,000 in outstanding fees, and is Currently in negotiations with J&R to issue unrestricted common stock at its current fair market value to J&R in consideration for its outstanding invoices.

PART III

Item 10. ~~Directors, Executive Officers and Corporate Governance~~

Directors, Executive Officers, Promoters and Control Persons and Corporate Governance; Compliance with Section 16(a) Of The Exchange Act

Our board of directors consists of only one class. Currently, we have three directors and two executive officers. We may appoint and elect additional directors and hire additional officers in the near future. Our directors typically serve until the next annual meeting of stockholders and until their successors are elected and qualified, or until their earlier death, retirement, resignation or removal. We also have provided a brief description of the business experience of our directors and executive officers during the past five years.

Name	Age	Offices Held
Gorica M. Adduci	34	President, Chief Executive Officer and
David Mladen	52	President, Chief Executive Officer and Director (principal executive officer)
		Director (principal executive officer)
Richard Pelletier	4849	Chief Financial Officer (principal ~~financial and accounting officer)~~
Vera Mladen	51	Director
		financial and accounting officer), treasurer, secretary
Fedele Adduci	37	Director
Vera Mladen	52	Director
Fedele Adduci	38	Director

~~David Mladen~~Gorica M. MrAdduci. ~~Mladen~~Ms. Adduci has been our President and Chief Executive Officer, and a director of ours, since ~~September~~August 2913, ~~2005~~2009. HeGorica isAdduci, ~~our~~who ~~sole~~has ~~officer and director.~~worked ~~Mr.~~in ~~Mladen~~the ~~has~~real ~~been~~estate ~~President~~industry offor ~~Eternal~~quite ~~Enterprises,~~some ~~Inc.~~time, was appointed by the Directors of the Company as a ~~real estate~~ ~~investing~~replacement ~~company~~Director, ~~since~~President ~~1997.~~and the Interim Chief Executive Officer to replace those roles historically filled by Mr. Mladen, ~~has~~who noresigned ~~additional directorships with~~on ~~reporting~~that ~~companies~~same date, until the next regularly scheduled meeting of shareholders where Directors stand for re-election.

Richard Pelletier. Mr. Pelletier was named as our Chief Financial Officer, effective as of October 1, 2008. Mr. Pelletier has over 2829 years of CPA experience Mr. Pelletier, received a BS from Bryant College, located in Smithfield, RI in 1981.

Vera Mladen. Mrs. Mladen has been a director of ours since October 18, 2007. She is the spouse of David Mladen, our President and Chief Executive Officer and a director of ours. Mrs. Mladen is our office manager and has been the office manager of Eternal Enterprises, Inc. since 1997. Mrs. Mladen is a veteran of over 25 years in the management of real estate with her husband, helping manage residential and commercial properties.

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Fedele Adduci. Mr. Adduci has been a director of ours since October 18, 2007. He is the son-in-law of David Mladen, our President and Chief Executive Officer and a director of ours. Mr. Adduci is our Field Manager. Mr. Adduci has worked for various companies owned by Mr. Mladen since 2002. Mr. Adduci is a graduate of Queen's College in New York.

Significant Employees

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We have no employees who are not executive officers, but who are expected to make a significant contributions to the Company's business. Two of our employees, Goran Mladen and Gorica Mladen, are the children of David Mladen, our majority shareholder, officer and director.

Family Relationships

Vera Mladen, a director of ours, is the ~~spouse~~mother of ~~David~~Gorica ~~Mladen~~M. Adduci, our President and Chief Executive Officer and a director of ours. Fedele Adduci is the son-in-law of Vera ~~David~~ Mladen and ~~Vera~~husband ~~Mladen~~of Gorica M. Adduci.

Involvement in Certain Legal Proceedings

During the past five years, none of our directors, persons nominated to become directors, executive officers, promoters or control persons: (except as noted in Item 9 B above)

o	was a general partner or executive officer of any business against which any bankruptcy petition was filed, either at the time of the bankruptcy or two years prior to that time;

o	was convicted in a criminal proceeding or named subject to a pending criminal proceeding (excluding traffic violations and other minor offenses);

o	was subject to any order, judgment or decree, not subsequently reversed, suspended or vacated, of any court of competent jurisdiction, permanently or temporarily enjoining, barring, suspending or otherwise limiting his involvement in any type of business, securities or banking activities; or

o	was found by a court of competent jurisdiction (in a civil action), the Securities and Exchange Commission or the Commodity Futures Trading Commission to have violated a federal or state securities or commodities law, and the judgment has not been reversed, suspended or vacated.

Audit Committee Financial Expert

The Securities Exchange Commission has adopted rules to implement certain requirements of the Sarbanes-Oxley Act of 2002 pertaining to public company audit committees. One of the rules adopted by the SEC requires a company to disclose whether it has an "audit committee financial expert" serving on its audit committee. Our board of directors has not yet established an audit committee. As such, our board has not yet appointed an audit committee financial expert. At this time, our directors believe it would be desirable to have an audit committee, and for the audit committee to have an audit committee financial expert serving on the committee. While informal discussions as to potential candidates have occurred, at this time no formal search process has commenced.

Section 16(a) Beneficial Ownership Reporting Compliance

Section 16(a) of the Securities Exchange Act of 1934 and the rules there under require our officers and directors, and persons who beneficially own more than ten percent of our common stock to file reports of ownership and changes in ownership with the Securities and Exchange Commission and to furnish us with copies.

~~To our knowledge, based solely on a review of such materials as are required by the Securities and Exchange Commission, none of our officers,~~31

~~directors or~~Table ~~beneficial holders~~ of more than 10% of our issued and outstanding shares of Common Stock failed to timely file with the Securities and Exchange Commission any form or report required to be so filed pursuant to Section 16(a) of the Securities Exchange Act of 1934, during the fiscal year ended December 31, 2008, except that:Contents

To our knowledge, based solely on a review of such materials as are required by the Securities and Exchange Commission, none of our officers, directors or beneficial holders of more than 10% of our issued and outstanding shares of Common Stock failed to timely file with the Securities and Exchange Commission any form or report required to be so filed pursuant to Section 16(a) of the Securities Exchange Act of 1934, during the fiscal year ended December 31, 2008, except that:

o	David Mladen did not file a Form 5 within forty-five (45) days after the end of fiscal 2007 to report changes in his beneficial ownership.

o	Neither Vera Mladen nor Fedele Adduci filed Form 3s to report their appointment as directors of ours.

o	Richard Pelletier did not file a Form 3 to report his appointment as our Chief Financial Officer.

Code of Ethics

We have not yet adopted a code of ethics policy. We intend to adopt a code of ethics policy in the future.

Item 11. ~~Executive Compensation~~

Executive Compensation

Summary Compensation

For the fiscal years ended December 31, ~~2008~~2009 and ~~2007~~2008, except as noted in Item 9b, and herein described, above, there has been no executive compensation to our named executive officers.

(1) In fiscal ~~2008~~2009, we provided rent-free apartments to Mr. Mladen and one of his family members in one of our Properties. As a result, we charged Mr. Mladen with a compensation expense in the aggregate amount of $69,000.

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Outstanding Equity Awards at Fiscal Year-End

We have no outstanding equity awards as of the fiscal year ended December 31, ~~2008~~ 2009.

Employment Contracts and Termination of Employment and Change-in-Control Arrangements

Except as noted above, through December 31, 2008, there were no employment contracts, compensatory plans or arrangements, including payments to be received from us, with respect to any director or executive officer of ours which would in any way result in payments to any such person because of his or her resignation, retirement or other termination of employment with the company or any subsidiary, any change in control, or a change in the person's responsibilities following a change in control:32

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Consulting Contract with Former CEO, President, Director, David Mladen:

The Company entered into a consulting contract with David Mladen effective September 1, 2009, subject to the following terms and conditions.

1.	Consulting services by Consultant for Company commenced on September 1, 2009, and shall continue for one (1) year until August 31, 2010.

2.	The following duties and responsibilities shall be competently performed by the Consultant:

a.	Review and advise on all insurance policies and claims on same;

b.	Research new real estate projects that the Company may be interested in adding to its portfolio;

c.	Assist Company in obtaining financing for new projects; and

d.	Other duties as deemed necessary by Company.

3.	The Consultant shall work part-time, both at Company’s offices and via telecommuting, such hours as are required by the Company for the Consultant to competently perform the duties of this agreement. The Consultant shall use his or her best efforts on behalf of the Company.

4.	The Consultant shall comply with all stated standards of performance, policies, rules, and regulations.

5.	The Company shall make payment to the Consultant a set amount as compensation for services rendered. The Consultant agrees to accept the sum of $31,200 per year, payable weekly in the amount of $600. In addition to the above compensation, the Consultant will be entitled health insurance.

Contract for CFO Services with Richard Pelletier

The Company in under agreement to pay Mr. Pelletier as it’s “contract CFO”, subject to the following terms and conditions:

1.	Services began on October 1, 2008, and continue indefinitely until replaced;

2.	Mr. Pelletier is responsible to QuickBooks accounting, monthly reporting to management, and preparation of the Company’s quarterly and annual SEC reporting;

3.	Mr. Pelletier works part-time, both at Company’s offices and via telecommuting, such hours as are necessary to competently perform his duties;

4.	Mr. Pelletier is paid $3,000 / month as “contract CFO”.

Except as noted above, through December 31, 2009, there were no employment contracts, compensatory plans or arrangements, including payments to be received from us, with respect to any director or executive officer of ours which would in any way result in payments to any such person because of his or her resignation, retirement or other termination of employment with the company or any subsidiary, any change in control, or a change in the person's responsibilities following a change in control:

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Compensation of Directors

There are no standard arrangements pursuant to which our directors are compensated for any services provided as director. No additional amounts are payable to our directors for committee participation or special assignments.

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

~~The following~~Security ~~table~~Ownership ~~sets forth information regarding the beneficial ownership~~ of ~~our~~Certain Common Stock as of the date hereof, by (i) each person known by us to be the beneficial owner of more than 5% of our Common Stock; (ii) each director; and (iii) all directors and executive officers as a group. Beneficial ~~ownership~~ isOwners ~~determined in accordance with the rules of the Securities~~ and ~~Exchange~~ ~~Commission~~Management and ~~includes~~Related ~~voting~~Stockholder or investment power with respect to the securities. Shares of our Common Stock that may be acquired by an individual or group within sixty (60) days of the date hereof, pursuant to the exercise of options or warrants, or conversion of convertible securities, are deemed to be outstanding for the purpose of computing the percentage ownership of such individual or group, but are not deemed to be outstanding for the purpose of computing the percentage ownership of any other person shown in the table. Percentage of ownership is based on 43,861,537 shares of Common Stock outstanding as of the date hereof.Matters

The following table sets forth information regarding the beneficial ownership of our Common Stock as of the date hereof, by (i) each person known by us to be the beneficial owner of more than 5% of our Common Stock; (ii) each director; and (iii) all directors and executive officers as a group. Beneficial ownership is determined in accordance with the rules of the Securities and Exchange Commission and includes voting or investment power with respect to the securities. Shares of our Common Stock that may be acquired by an individual or group within sixty (60) days of the date hereof, pursuant to the exercise of options or warrants, or conversion of convertible securities, are deemed to be outstanding for the purpose of computing the percentage ownership of such individual or group, but are not deemed to be outstanding for the purpose of computing the percentage ownership of any other person shown in the table. Percentage of ownership is based on 44,218,680 shares of Common Stock outstanding as of the date hereof.

Except as indicated in the footnotes to this table, we believe that the stockholders named in this table have sole voting and investment power with respect to all shares of common stock shown to be beneficially owned by them based on information provided to us by such shareholders. Unless otherwise indicated, the address for each director and executive officer listed is: c/o Excellency Investment Realty Trust, Inc., 270 Laurel Street, 1st Floor, Hartford, Connecticut 06105.

Name And	Amount And
Address Of	Nature Of
Beneficial	Beneficial			Percent Of
Owner	Ownership			Class
David Mladen President, Chief Executive Officer and Director (principal executive officer)		43,810,616	(1)		96.73	%
Gorica M. Adduci
Richard Pelletier Chief Financial Officer (principal financial and accounting officer)		0			*
President, Chief Executive Officer and		0			*
Vera Mladen Director		43,810,616	(2)		96.73	%
Director (principal executive officer)
Fedele Adduci Director		0			*
Richard Pelletier
All Executive Officers and Directors as a Group (4 persons)		43,810,616	(1)		96.73	%
Chief Financial Officer (principal financial		0			*
and accounting officer)
Vera Mladen		43,810,616	(1)		99.08	%
Director
Fedele Adduci		0			*
Director
All Executive Officers
and Directors as a		43,810,616	(1)		99.08	%
Group (4 persons)

* Denotes less than 1%

(1) ~~Includes~~ Vera Mladen is deemed to beneficially own: (i) 30,000,000 shares of Common Stock currently held by Blue Rose Trust Fund, a trust controlled by Mrs. Mladen’s husband, David Mladen, (ii) 12,378,147 shares of Common Stock currently held by Mrs. Mladen’s husband Mr. Mladen, (iii) 1,430,000 shares of Common Stock Mrs. Mladen’s husband , Mr. Mladen, would receive upon the conversion of shares of Series A Preferred Stock he currently holds; and (iii) 2,469 shares of our Common Stock held by Excellency Investment Realty Trust I, LP, a company controlled by Mrs. Mladen’s husband, Mr. Mladen.

(2) Vera Mladen is deemed to beneficially own (i) 30,000,000 shares of Common Stock currently held by Blue Rose Trust Fund, a trust controlled by her husband David Mladen, (ii) 12,378,147 shares of Common Stock currently held by Mr. Mladen, (iii) 1,430,000 shares of Common Stock Mr. Mladen would receive upon the conversion of shares of Series A Preferred Stock he currently holds; and (iii) 2,469 shares of our Common Stock held by Excellency Investment Realty Trust I, LP, a company controlled by Mr. Mladen.34

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

Certain Relationships and Related Transactions, and Director Independence

Certain Relationships and Related Transactions

As is discussed in Note 6 to the financial statements, The Company provided a rent-free apartment to David Mladen, its majority shareholder ~~and an officer and director~~. As a result, the Company has recorded compensation expense to David Mladen in the aggregate amount of $69,000, for the year ended December 31, ~~2008~~2009, which was the fair value of apartment rental.

Promissory Notes Assumed from Limited Partnerships

As of November 4, 2005 (the "Loan Date"), the Pre-Acquisition Eternal Stockholders of Eternal Enterprise, Inc., which were comprised of David Mladen, our majority shareholder and sole officer and director, and Mr. Mladen's son, daughter-in-law, daughter, and son-in-law, exchanged, in the aggregate, 100% of the issued and outstanding shares of common stock of Eternal, for (i) limited partnership interests representing 20% of the total partnership interests in each of the Limited Partnerships, and (ii) unsecured promissory notes payable to the Pre-Acquisition Eternal Stockholders in the aggregate principal amount of $2,610,006 (the "LP Notes"). In consideration for our ownership of 80% of the total partnership interests of each of the Limited Partnerships, we agreed to assume the LP Notes.

The interest rate on the LP Notes is 7% per annum. The entire balance of principal and interest of the LP Notes is due and payable on November 4, 2010. The LP Notes may be prepaid without penalty.

For the year ended December 31, ~~2008~~2009, we paid Mr. Mladen a total of $~~306~~260,~~971~~646 of principal due under his portion of the LP Notes. For the year ended December 31, ~~2007~~2008, we paid Mr. Mladen a total of $~~201~~306,~~862~~971 of principal ~~and $158,608 of interest due under his portion of the LP Notes~~. As of December 31, ~~2008~~ 2009 and ~~2007~~2008, the total amount due under the LP Notes was $21,~~166~~893,~~698~~052 and $2,~~292~~166,~~871~~698 respectively.

Director Independence

Our Common Stock is currently approved for quotation on the Over-the-Counter Bulletin Board maintained by the FINRA under the symbol "EIVR." None of the directors currently on our board of would qualify as independent directors under the rules of the American Stock Exchange, the New York Stock Exchange, or The Nasdaq Stock Market because they all (i) currently own a significant percentage of our shares, and/or (ii) are currently employed by us, and/or (iii) have been actively involved in our management, and/or (iv) otherwise fall into one or more of the enumerated categories of people who cannot be considered independent directors.

~~Item 14. Principal Accounting Fees and Services~~35

WeTable ~~paid M&K CPAS, PLLC audit and review fees~~ of ~~approximately $30,000 for 2007 and $65,000 for 2008. Additionally, our previous accountant, Weinberg and Company, was paid audit and review fees of approximately $154,568 for 2007.~~Contents

~~Tax~~Item ~~Fees~~14. ~~We have not paid any money for tax related services.~~

Principal Accountant Fees and Services

We paid M&K CPAS, PLLC audit and review fees of approximately $9,000 for 2009 and $30, 000 for 2008. .

Tax Fees. We have not paid any money for tax related services as these services are included in our contract with Mr. Pelletier, our CFO.

All Other Fees. We have not paid any money for audit related fees.

Audit Committee pre-approval policies and procedures. The entire Board of Directors, which acts as our audit committee, approved the engagement of M&K CPAS, PLLC.

Item 15. ~~Exhibits, Financial Statement Schedules~~

Exhibit No.		Description of Exhibit
2.1		Agreement and Plan of Merger between Gift Liquidators, Inc. and Excellency Investment Realty Trust, Inc., dated July 19, 2006 (filed as Exhibit 2.1 to our Quarterly Report on Form 10-QSB for the quarter ended June 30, 2006, filed on August 21, 2006, and incorporated herein by reference)**
3.1		Articles of Amendment and Restatement of Articles of Incorporation of Excellency Investment Realty Trust, Inc. (filed as Exhibit 3.1 to our Quarterly Report on Form 10 QSB for the quarter ended June 30, 2006, filed on August 21, 2006, and incorporated herein by reference)**
3.2		Bylaws of Excellency Investment Realty Trust, Inc. (filed as Exhibit 3.2 to our Quarterly Report on Form 10-QSB for the quarter ended June 30, 2006, filed on August 21, 2006, and incorporated herein by reference)**
3.3		Certificate of Ownership and Merger of Gift Liquidators, Inc. with and into Excellency Investment Realty Trust, Inc., filed with the Secretary of State of the State of Oklahoma on September 18, 2006 (filed as Exhibit 3.3 to our Current Report on Form 8-K, filed September 25, 2006 and incorporated herein by reference)**
3.4		Articles of Merger of Gift Liquidators, Inc. with and into Excellency Investment Realty Trust, Inc., filed with the Maryland State Department of Assessments and Taxation on September 20, 2006 (filed as Exhibit 3.4 to our Current Report on Form 8-K, filed September 25, 2006 and incorporated herein by reference)**
4.1		Amended and Restated Certificate of Designation of Series A Preferred Stock of Gift Liquidators, Inc. (filed as Exhibit 4.1 to our Current Report on Form 8-K, dated July 18, 2006 and incorporated herein by reference)**
4.2		Certificate of Designation of Series B Preferred Stock of Gift Liquidators, Inc. (filed as Exhibit 4.2 to our Annual Report on Form 10-KSB for the fiscal year ended December 31, 2006, filed on June 8, 2006, and incorporated herein by reference)**
4.3		Articles Supplementary to the Articles of Amendment and Restatement of Articles of Incorporation of Excellency Investment Realty Trust, Inc., filed October 11, 2006 (filed as Exhibit 4.1 to our Current Report on Form 8-K filed on October 11, 2006, and incorporated herein by reference)**

Exhibits, Financial Statement Schedules, Signatures

34Exhibit No Description of Exhibit

~~Table~~ 2.1 Agreement and Plan of ~~Contents~~Merger between Gift Liquidators, Inc. and Excellency Investment Realty Trust, Inc., dated July 19, 2006 (filed as Exhibit 2.1 to our Quarterly Report on Form 10-QSB for the quarter ended June 30, 2006, filed on August 21, 2006, and incorporated herein by reference)**

10.1		Preferred Stock Purchase Agreement, between Gift Liquidators, Inc. and David Mladen, dated September 29, 2005 (filed as Exhibit 10.1 to our Current Report on Form 8-K, dated September 29, 2005 and incorporated herein by reference)**
10.2		Registration Rights Agreement, between Gift Liquidators, Inc. and David Mladen, dated September 29, 2005 (filed as Exhibit 10.2 to our Current Report on Form 8-K, dated September 29, 2005 and incorporated herein by reference)**
10.3		Asset Sale Agreement, between Gift Liquidators, Inc. and Laid Back Enterprises Inc., dated September 29, 2005 (filed as Exhibit 10.3 to our Current Report on Form 8-K, dated September 29, 2005 and incorporated herein by reference)**
10.4		Form of Contribution Agreement (filed as Exhibit 10.1 to our amended Current Report on Form 8-K/A, dated November 4, 2005 and incorporated by reference) **
10.5		Form of Limited Partnership Agreement (filed as Exhibit 10.2 to our amended Current Report on Form 8-K/A, dated November 4, 2005 and incorporated herein by reference)**
10.6		Investment Agreement, dated as of August 29, 2006, by and between Gift Liquidators, Inc. and Dutchess Private Equities Fund, L.P. (filed as Exhibit 10.1 to our Current Report on Form 8-K, filed August 31, 2006 and incorporated herein by reference)**
10.7		Registration Rights Agreement, dated as of August 29, 2006, by and between Gift Liquidators, Inc. and Dutchess Private Equities Fund, L.P. (filed as Exhibit 10.2 to our Current Report on Form 8-K, filed August 31, 2006 and incorporated herein by reference)**
16.1		Letter from M. Thomas Buxton III, CPA, P.C. to the SEC, dated March 11, 2006 (filed as Exhibit 16.1 to our Current Report on Form 8-K, filed March 14, 2006 and incorporated herein by reference)**
16.2		Letter from Carlin, Charron & Rosen, LLP to the SEC, dated June 30, 2006 (filed as Exhibit 16.1 to our Current Report on Form 8-K, filed June 30, 2006 and incorporated herein by reference)**
31.1		Certification of principal executive officer pursuant to Section 13a-14(a)*
31.2		Certification of principal financial and accounting officer pursuant to Section 13a-14(a)*
32.1		Certification of principal executive officer pursuant to Section 1350*
32.2		Certification of principal financial and accounting officer pursuant to Section 1350*

3.1 Articles of Amendment and Restatement of Articles of Incorporation of Excellency Investment Realty Trust, Inc. (filed as Exhibit 3.1 to our Quarterly Report on Form 10 QSB for the quarter ended June 30, 2006, filed on August 21, 2006, and incorporated herein by reference)**

3.2 Bylaws of Excellency Investment Realty Trust, Inc. (filed as Exhibit 3.2 to our Quarterly Report on Form 10-QSB for the quarter ended June 30, 2006, filed on August 21, 2006, and incorporated herein by reference)**

3.3 Certificate of Ownership and Merger of Gift Liquidators, Inc. with and into Excellency Investment Realty Trust, Inc., filed with the Secretary of State of the State of Oklahoma on September 18, 2006 (filed as Exhibit 3.3 to our Current Report on Form 8-K, filed September 25, 2006 and incorporated herein by reference)**

3.4 Articles of Merger of Gift Liquidators, Inc. with and into Excellency Investment Realty Trust, Inc., filed with the Maryland State Department of Assessments and Taxation on September 20, 2006 (filed as Exhibit 3.4 to our Current Report on Form 8-K, filed September 25, 2006 and incorporated herein by reference)**

4.1 Amended and Restated Certificate of Designation of Series A Preferred Stock of Gift Liquidators, Inc. (filed as Exhibit 4.1 to our Current Report on Form 8-K, dated July 18, 2006 and incorporated herein by reference)**

4.2 Certificate of Designation of Series B Preferred Stock of Gift Liquidators, Inc. (filed as Exhibit 4.2 to our Annual Report on Form 10-KSB for the fiscal year ended December 31, 2006, filed on June 8, 2006, and incorporated herein by reference)**

4.3 Articles Supplementary to the Articles of Amendment and Restatement of Articles of Incorporation of Excellency Investment Realty Trust, Inc., filed October 11, 2006 (filed as Exhibit 4.1 to our Current Report on Form 8-K filed on October 11, 2006, and incorporated herein by reference)**

10.1 Preferred Stock Purchase Agreement, between Gift Liquidators, Inc. and David Mladen, dated September 29, 2005 (filed as Exhibit 10.1 to our Current Report on Form 8-K, dated September 29, 2005 and incorporated herein by reference)**

10.2 Registration Rights Agreement, between Gift Liquidators, Inc. and David Mladen, dated September 29, 2005 (filed as Exhibit 10.2 to our Current Report on Form 8-K, dated September 29, 2005 and incorporated herein by reference)**

10.3 Asset Sale Agreement, between Gift Liquidators, Inc. and Laid Back Enterprises Inc., dated September 29, 2005 (filed as Exhibit 10.3 to our Current Report on Form 8-K, dated September 29, 2005 and incorporated herein by reference)**

10.4 Form of Contribution Agreement (filed as Exhibit 10.1 to our amended Current Report on Form 8-K/A, dated November 4, 2005 and incorporated by reference) **

10.5 Form of Limited Partnership Agreement (filed as Exhibit 10.2 to our amended Current Report on Form 8-K/A, dated November 4, 2005 and incorporated herein by reference)**

10.6 Investment Agreement, dated as of August 29, 2006, by and between Gift Liquidators, Inc. and Dutchess Private Equities Fund, L.P. (filed as Exhibit 10.1 to our Current Report on Form 8-K, filed August 31, 2006 and incorporated herein by reference)**

10.7 Registration Rights Agreement, dated as of August 29, 2006, by and between Gift Liquidators, Inc. and Dutchess Private Equities Fund, L.P. (filed as Exhibit 10.2 to our Current Report on Form 8-K, filed August 31, 2006 and incorporated herein by reference)**

16.1 Letter from M. Thomas Buxton III, CPA, P.C. to the SEC, dated March 11, 2006 (filed as Exhibit 16.1 to our Current Report on Form 8-K, filed March 14, 2006 and incorporated herein by reference)**

16.2 Letter from Carlin, Charron & Rosen, LLP to the SEC, dated June 30, 2006 (filed as Exhibit 16.1 to our Current Report on Form 8-K, filed June 30, 2006 and incorporated herein by reference)**

31.1 Certification of principal executive officer pursuant to Section 13a-14(a)*

31.2 Certification of principal financial and accounting officer pursuant to Section 13a-14(a)*

32.1 Certification of principal executive officer pursuant to Section 1350*

32.2 Certification of principal financial and accounting officer pursuant to Section 1350*

____________________

* Filed herewith.

** Incorporated by reference as indicated.

3536

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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.

	EXCELLENCY INVESTMENT REALTY TRUST, INC.
Dated: April 15, 2009	By:	/s/ David Mladen
Date: April 15, 2010	By:	/s/ Gorica M. Adduci
		David Mladen
		Gorica M. Adduci
		President, Chief Executive Officer and
		Authorized Representative

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.

registrant and in the capacities and on the dates indicated.

Signature	Title	Date

/s/ Gorica M. Adduci	President, Chief Executive Officer, Director (Principal Executive Officer)	April 15, 2010
Gorica M. Adduci
	Interim Chief Financial Officer (Principal Financial and Accounting Officer)	April 15, 2010
/s/ Richard Pelletier
Richard Pelletier

/s/ Vera Mladen	Director	April 15, 2010
Vera Mladen

/s/ Fedele Adduci	Director	April 15, 2010
Fedele Adduci

Signature	Title	Date
/s/ David Mladen	President, Chief Executive Officer, Director (Principal Executive Officer)	April 15, 2009
David Mladen
/s/ Richard Pelletier	Interim Chief Financial Officer (Principal Financial and Accounting Officer)	April 15, 2009
Richard Pelletier
/s/ Vera Mladen	Director	April 15, 2009
Vera Mladen
/s/ Fedele Adduci	Director	April 15, 2009
Fedele Adduci

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Filing Compare · EXCELLENCY INVESTMENT REALTY TRUST, INC.