FORM 10-QSB--QUARTERLY OR TRANSITIONAL REPORT UNDER SECTION 13 OR 15(D) OF THE SECURITIES EXCHANGE ACT OF 1934 QUARTERLY OR TRANSITIONAL REPORT U.S. SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-QSB (Mark One) [X] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 1998 [ ] TRANSITION REPORT PURSUANT TO 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from.........to......... Commission file number 0-14248 ANGELES PARTNERS XIV (Exact name of small business issuer as specified in its charter) California 95-3959771 (State or other jurisdiction of (IRS Employer incorporation or organization) Identification No.) One Insignia Financial Plaza Greenville, South Carolina 29602 (Address of principal executive offices) (864) 239-1000 Issuer's telephone number Check whether the issuer (1) filed all reports required to be filed by Section 13 or 15(d) of the Exchange Act 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 PART I - FINANCIAL INFORMATION ITEM 1. FINANCIAL STATEMENTS a) ANGELES PARTNERS XIV CONSOLIDATED BALANCE SHEET (Unaudited) (in thousands, except unit data) June 30, 1998 Assets Cash and cash equivalents $ 835 Receivables and deposits 357 Restricted escrows 293 Other assets 332 Investment properties: Land $ 2,579 Buildings and related personal property 28,967 31,546 Less accumulated depreciation (19,664) 11,882 $ 13,699 Liabilities and Partners' Deficit Liabilities Accounts payable $ 33 Tenant security deposit liabilities 91 Accrued property taxes 369 Accrued interest 4,797 Due to affiliates 1,271 Other liabilities 72 Notes payable, including $7,242 in default 34,081 Partners' Deficit General partners $ (653) Limited partners (43,887 units issued and outstanding) (26,362) (27,015) $ 13,699 See Accompanying Notes to Consolidated Financial Statements b) ANGELES PARTNERS XIV CONSOLIDATED STATEMENTS OF OPERATIONS (Unaudited) (in thousands, except unit data) Three Months Ended Six Months Ended June 30, June 30, 1998 1997 1998 1997 Revenues: Rental income $ 1,295 $ 1,399 $ 2,621 $ 2,741 Other income 40 34 75 72 Write-up of investment property 44 -- 44 -- Total revenues 1,379 1,433 2,740 2,813 Expenses: Operating 513 595 1,003 1,153 General and administrative 66 98 119 178 Depreciation 313 302 621 603 Interest 991 1,170 2,101 2,318 Property taxes 99 119 213 234 Bad debt (recovery) expense, net (7) 9 (7) (18) Loss on sale of investment property 177 -- 177 -- Total expenses 2,152 2,293 4,227 4,468 Net loss before extraordinary item (773) (860) (1,487) (1,655) Extraordinary gain on extinguishment of debt 5,735 -- 7,979 -- Net income (loss) $ 4,962 $ (860) $ 6,492 $(1,655) Net income (loss) allocated to general partners (1%) $ 50 $ (9) $ 65 $ (17) Net income (loss) allocated to limited partners (99%) 4,912 (851) 6,427 (1,638) Net income (loss) $ 4,962 $ (860) $ 6,492 $(1,655) Per limited partnership unit: Net loss before extraordinary item $(17.43) $(19.39) $(33.54) $(37.32) Extraordinary gain on extinguishment of debt 129.35 -- 179.98 -- Net income (loss) $111.92 $(19.39) $146.44 $(37.32) <FN> See Accompanying Notes to Consolidated Financial Statements </FN> c) ANGELES PARTNERS XIV CONSOLIDATED STATEMENTS OF CHANGES IN PARTNERS' DEFICIT (Unaudited) (in thousands, except unit data) Limited Partnership General Limited Units Partners Partners Total Original capital contributions 44,390 $ 1 $ 44,390 $ 44,391 Partners' deficit at December 31, 1997 43,887 $ (718) $(32,789) $(33,507) Net income for the six months ended June 30, 1998 -- 65 6,427 6,492 Partners' deficit at June 30, 1998 43,887 $ (653) $(26,362) $(27,015) See Accompanying Notes to Consolidated Financial Statements d) ANGELES PARTNERS XIV CONSOLIDATED STATEMENTS OF CASH FLOWS (Unaudited) (in thousands) Six Months Ended June 30, 1998 1997 Cash flows from operating activities: Net income (loss) $ 6,492 $(1,655) Adjustments to reconcile net income (loss) to net cash provided by operating activities: Write-up of investment property (44) -- Loss on sale of investment property 177 -- Extraordinary gain on extinguishment of debt (7,979) -- Depreciation 621 603 Amortization of discounts, loan costs, and leasing commissions 49 28 Bad debt recovery, net (7) (18) Change in accounts: Receivables and deposits (148) 67 Other assets 69 (28) Accounts payable -- 4 Tenant security deposit liabilities (5) 2 Accrued property taxes 51 72 Accrued interest 1,259 1,534 Due to affiliates 71 143 Other liabilities (4) 5 Net cash provided by operating activities 602 757 Cash flows from investing activities: Property improvements and replacements (263) (127) Net receipts from (deposits to) restricted escrows 98 (48) Proceeds from sale of investment property, net 1,847 -- Net cash provided by (used in) investing activities 1,682 (175) Cash flows from financing activities: Principal payments on notes payable (308) (341) Additions to notes payable 32 96 Repayment of notes payable (1,822) -- Net cash used in financing activities (2,098) (245) Net increase in cash and cash equivalents 186 337 Cash and cash equivalents at beginning of period 649 318 Cash and cash equivalents at end of period $ 835 $ 655 Supplemental disclosure of cash flow information: Cash paid for interest $ 765 $ 720 Supplemental disclosure of non-cash investing and financing activities: Interest on notes transferred to notes payable $ 350 $ 434 <FN> See Accompanying Notes to Consolidated Financial Statements </FN> ANGELES PARTNERS XIV CONSOLIDATED STATEMENTS OF CASH FLOWS (continued) (Unaudited) (in thousands) Supplemental disclosure of non-cash activities Foreclosures In January and April of 1998, Building 53 and Building 59, respectively, of the Dayton Industrial Complex were foreclosed upon by the lender. In June 1998, Building 41 of the Dayton Industrial Complex was sold to an independent third party. In connection with these non-cash transactions, the following accounts were adjusted: Building 53 Building 59 Building 41 Receivables and deposits $ (35) $ -- $ (54) Other assets (9) -- (8) Investment properties (660) (706) (1,962) Property tax payable 64 26 -- Tenant security deposit liabilities 12 -- -- Accrued interest 175 688 23 Mortgage notes payable 2,697 3,599 2,105 See Accompanying Notes to Consolidated Financial Statements ANGELES PARTNERS XIV NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) NOTE A - GOING CONCERN The accompanying financial statements have been prepared assuming Angeles Partners XIV (the "Partnership") will continue as a going concern. The Partnership continues to incur recurring operating losses and suffers from inadequate liquidity. Non-recourse and recourse indebtedness of approximately $2,666,000 and $4,576,000 is in default at June 30, 1998, due to nonpayment of interest and principal when due. The Partnership incurred net income of approximately $6,492,000 for the six months ended June 30, 1998. This was due to the recognition of an extraordinary gain on the extinguishment of debt of approximately $7,979,000, relating to the foreclosures of Buildings 53 and 59 and the sale of Building 41 in the Dayton Industrial Complex. The Partnership realized a loss before the extraordinary gain of approximately $1,487,000. Angeles Realty Corporation II, (the "Managing General Partner" or "ARC II") expects the Partnership to continue to incur such losses from operations. The Partnership generated cash from operations of approximately $602,000 during the six months ended June 30, 1998; however, this primarily was the result of accruing interest of approximately $1,259,000 on its indebtedness and $71,000 for services provided by affiliates. In January 1998 and April 1998, Buildings 53 and 59, respectively, of the Dayton Industrial Complex were foreclosed on and in June 1998, Building 41 of the Dayton Industrial Complex was sold. Historically, the Dayton Industrial Complex has not been able to retain tenants and has never generated operating cash. Effective October 1, 1996, the Partnership determined that, based on economic conditions at the time as well as projected future operational cash flows, the decline in value of the property was other than temporary and recovery of the carrying value was not likely. Accordingly, the Dayton Industrial Complex's carrying value was reduced to an amount equal to its estimated fair value. The Partnership ceased making debt service payments on Buildings 53 and 59 in 1996 and the buildings were placed in receivership in 1997. In the Managing General Partner's opinion, it was not in the Partnership's best interest to contest the foreclosure actions. As a result of the foreclosures, the Partnership recorded an extraordinary gain on extinguishment of debt of approximately $2,244,000 and $3,607,000 for Buildings 53 and 59, respectively. Also, in connection with the foreclosure of Building 59, the Partnership recorded a $44,000 write-up of the building from its carrying value to its estimated fair value during the second quarter of 1998. Prior to the foreclosure of Building 53, the outstanding debt on the property was a first mortgage in the amount of approximately $1,043,000 and a second mortgage in the amount of approximately $1,669,000. Related accrued interest amounted to approximately $175,000. Prior to the foreclosure of Building 59, the outstanding debt on the property was a first mortgage in the amount of approximately $2,895,000 and a second mortgage in the amount of approximately $704,000. Related accrued interest amounted to approximately $688,000. As a result of the sale of Building 41, the Partnership recorded an extraordinary gain on extinguishment of debt of approximately $2,128,000. Prior to the sale of Building 41, the outstanding debt on the property was a first mortgage in the amount of approximately $1,104,000 and a second mortgage in the amount of approximately $2,823,000. Related accrued interest amounted to approximately $23,000. The Dayton Industrial Complex has one remaining building at June 30, 1998. The first mortgage on Building 55 which totals approximately $2,666,000 is all nonrecourse to the Partnership, matured in December 1997 and is in default due to nonpayment of interest and principal when due. The Managing General Partner has entered into a sales agreement for Building 55 of the Dayton Industrial Complex and anticipates selling this building to an unrelated party in 1998. The Dayton Industrial Complex has not generated any operating cash for the Partnership since it was purchased nor has the Partnership expended any cash to support the property. The Managing General Partner will not use any Partnership funds on the remaining building in 1998. The Partnership has unsecured working capital loans to Angeles Acceptance Pool, L.P. ("AAP") in the amount of approximately $4,576,000 plus related accrued interest that was due in November 1997. This indebtedness is recourse to the Partnership. The Partnership does not have the means with which to satisfy this obligation. The Managing General Partner does not plan to enter into negotiations with AAP on this indebtedness at this time. The Managing General Partner believes that the possibility that AAP will initiate collection proceedings on this indebtedness is remote, as the estimated value of the Partnership's investment properties and other assets are significantly less than the existing first mortgages and other secured Partnership indebtedness. If AAP initiates proceedings, then the Managing General Partner will enter into negotiations to restructure this indebtedness. The Partnership has two notes to Angeles Mortgage Investment Trust ("AMIT"), which are recourse to the partnership only, in the amount of approximately $2,326,000 plus related accrued interest that originally matured in March 1998. The Managing General Partner negotiated with AMIT to extend this indebtedness and in the second quarter of 1998 executed an extension through November 2027. No other sources of additional financing have been identified by the Partnership, nor does the Managing General Partner have any other plans to remedy the liquidity problems the Partnership is currently experiencing. The Managing General Partner anticipates that Fox Crest Apartments and Waterford Square Apartments will generate sufficient cash flows for the next twelve months to meet all property operating expenses, debt service requirements and to fund capital expenditures. As a result of the above, there is substantial doubt about the Partnership's ability to continue as a going concern. The financial statements do not include any adjustments to reflect the possible future effects on the recoverability and classification of assets or amounts and classifications of liabilities that may result from these uncertainties. NOTE B - BASIS OF PRESENTATION The accompanying unaudited consolidated financial statements have been prepared in accordance with generally accepted accounting principles for interim financial information and with the instructions to Form 10-QSB and Item 310(b) of Regulation S-B. Accordingly, they do not include all of the information and footnotes required by generally accepted accounting principles for complete financial statements. In the opinion of the Managing General Partner, all adjustments (consisting of normal recurring accruals) considered necessary for a fair presentation have been included. Operating results for the three and six month periods ended June 30, 1998, are not necessarily indicative of the results that may be expected for the fiscal year ending December 31, 1998. For further information, refer to the consolidated financial statements and footnotes thereto included in the Partnership's annual report on Form 10-KSB for the fiscal year ended December 31, 1997. Effective October 1, 1996, the Dayton Industrial Complex buildings were classified as an investment property "held for disposal". Accordingly, the remaining building has been recorded at the lower of its carrying amount or fair value, less costs to sell, and no additional depreciation expense will be recorded during the period the asset is held for disposal. Certain reclassifications have been made to the 1997 information to conform to the 1998 presentation. NOTE C - TRANSACTIONS WITH AFFILIATED PARTIES The Partnership has no employees and is dependent on the Managing General Partner and its affiliates for the management and administration of all Partnership activities. The Managing General Partner is a wholly-owned subsidiary of Insignia Properties Trust ("IPT"), an affiliate of Insignia Financial Group, Inc. ("Insignia"). The Partnership Agreement provides for payments to affiliates for services and as reimbursement of certain expenses incurred by affiliates on behalf of the Partnership. The following payments were paid or accrued to the Managing General Partner and affiliates during each of the six months ended June 30, 1998 and 1997: 1998 1997 (in thousands) Property management fees (included in operating expenses) $132 $123 Reimbursement for services of affiliates, including $1,271 accrued at June 30, 1998 (included in general and administrative expenses) 76 143 Included in operating expense and investment properties for the period ended June 30, 1998, is approximately $5,000 of construction oversight reimbursements. For the period from January 1, 1997, to August 31, 1997, the Partnership insured its properties under a master policy through an agency affiliated with the Managing General Partner with an insurer unaffiliated with the Managing General Partner. An affiliate of the Managing General Partner acquired, in the acquisition of a business, certain financial obligations from an insurance agency which was later acquired by the agent who placed the master policy. The agent assumed the financial obligations to the affiliate of the Managing General Partner which receives payment on these obligations from the agent. The amount of the Partnership's insurance premiums accruing to the benefit of the affiliate of the Managing General Partner by virtue of the agent's obligations was not significant. In November 1992, AAP, a Delaware limited partnership which now controls the working capital loan previously provided by Angeles Capital Investment, Inc. ("ACII"), was organized. Angeles Corporation ("Angeles") is the 99% limited partner of AAP and Angeles Acceptance Directives, Inc.("AAD"), which is wholly- owned by IPT, was, until April 14, 1995, the 1% general partner of AAP. On April 14, 1995, as part of a settlement of claims between affiliates of the General Partner and Angeles, AAD resigned as general partner of AAP and simultaneously received a .5% limited partner interest in AAP. An affiliate of Angeles now serves as the general partner of AAP. These working capital loans funded the Partnership's operating deficits in prior years. Total indebtedness was approximately $4,576,000, plus accrued interest, at June 30, 1998, with monthly interest accruing at prime plus two percent. Upon maturity on November 25, 1997, the Partnership did not have the means with which to satisfy this maturing debt obligation. Total interest expense for this loan was approximately $240,000 for both the six months ended June 30, 1998 and 1997. Accrued interest payable was approximately $2,513,000 at June 30, 1998. AMIT currently holds notes receivable from the Partnership in the amount of approximately $7,090,000. Total interest expense on this financing was approximately $555,000 and $498,000 for the six months ended June 30, 1998 and 1997, respectively. Accrued interest was approximately $2,141,000 at June 30, 1998. In November 1992, MAE GP acquired 1,675,113 Class B Common Shares of AMIT. The terms of the Class B Shares provide that they are convertible, in whole or in part, into Class A Common Shares on the basis of one Class A Share for every 49 Class B Shares (however, in connection with the settlement agreement described in the following paragraph, MAE GP has agreed not to convert the Class B Shares so long as AMIT's option is outstanding). These Class B Shares entitle the holder to receive 1% of the distributions of net cash distributed by AMIT (however, in connection with the settlement agreement described in the following paragraph, MAE GP agreed to waive its right to receive dividends and distributions so long as AMIT's option is outstanding). The holder of the Class B Shares is also entitled to vote on the same basis as the holders of Class A Shares, providing the holder with approximately 39% of the total voting power of AMIT (unless and until converted to Class A Shares, in which case the percentage of the vote controlled represented by such shares would approximate 1.3% of the total voting power of AMIT). As part of a settlement of certain disputes with AMIT, MAE GP granted to AMIT an option to acquire the Class B Shares owned by it. This option can be exercised at the end of 10 years or when all loans made by AMIT to partnerships which were affiliated with MAE GP as of November 9, 1994 (which is the date of execution of a definitive Settlement Agreement) have been paid in full. In connection with such settlement, AMIT delivered to MAE GP cash in the sum of $250,000 at closing (which occurred April 14, 1995) as payment for the option. If and when the option is exercised, AMIT will be required to remit to MAE GP an additional $94,000. Simultaneously with the execution of the option and as part of the settlement, MAE GP also executed an irrevocable proxy in favor of AMIT, which provides that the holder of the Class B Shares is permitted to vote those shares on all matters except those involving transactions between AMIT and MAE GP affiliated borrowers or the election of any MAE GP affiliate as an officer or trustee of AMIT. With respect to such matters, the trustees of AMIT are required to vote (pursuant to the irrevocable proxy) the Class B Shares (as a single block) in the same manner as a majority of the Class A Shares are voted (to be determined without consideration of the votes of "Excess Class A Shares" (as defined in Section 6.13 of AMIT's Declaration of Trust)). Between its acquisition of the Class B Shares (in November 1992) and March 31, 1995, MAE GP declined to vote these shares. Since that date, MAE GP voted its shares at the 1995 and 1996 annual meetings in connection with the election of trustees and other matters. In February 1998, MAE GP was merged into IPT, and in connection with that merger, MAE GP dividended all of the Class B Shares to its sole stockholder, Metropolitan Asset Enhancement, L.P. ("MAE"). As a result, MAE, as the holder of the Class B Shares, is now subject to the terms of the settlement agreement, option and irrevocable proxy described in the two preceding paragraphs. Neither MAE GP nor MAE has exerted or has any current intention to exert any management control over or participate in the management of AMIT. However, subject to the terms of the proxy described below, MAE may choose to vote the Class B Shares or otherwise exercise its rights as a shareholder of AMIT as it deems appropriate in the future. Liquidity Assistance L.L.C., which is an affiliate of the General Partner, MAE and Insignia (which provides property management and partnership administration services to the Partnership), owned 96,800 Class A Shares of AMIT at June 30, 1998. These Class A Shares represent approximately 2.2% of the total voting power of AMIT. On April 3, 1997, Insignia and AMIT entered into a non-binding agreement in principle contemplating, among other things, a business combination of AMIT and IPT, which was then owned 98% by Insignia and its affiliates. On July 18, 1997, IPT, Insignia and MAE GP entered into a definitive merger agreement pursuant to which (subject to shareholder approval and certain other conditions, including the receipt by AMIT of a fairness opinion from its investment bankers) AMIT would be merged with and into IPT, with each Class A Share and Class B Share being converted into 1.625 and 0.0332 Common Shares of IPT, respectively. The foregoing exchange ratios are subject to adjustment to account for dividends paid by AMIT from January 1, 1997 and dividends paid by IPT from February 1, 1997. It is anticipated that Insignia and its affiliates (including MAE) would own approximately 57% of post-merger IPT if this transaction is consummated. The Partnership has agreed to pay Miller Valentine Realty ("MV") property management fees, leasing commissions, and financing fees and sales commissions upon the refinancing or sale of the properties. The Partnership will receive the first $3,000,000 of excess cash from operations, refinancing or sales of the properties less unrefunded arrearages. Thereafter, the agreement provides that MV shall receive, as incentive for providing property management, leasing and asset management services to the Partnership, two-thirds of the next $12,000,000 of excess cash proceeds generated by the properties. Cash in excess of $15,000,000 shall be shared equally by MV and the Partnership. The agreement contemplates that the properties will be sold at an opportune time but no later than 10 years after commencement of the agreements (March 2, 1992). In addition, the agreement contains an option for MV to buy the properties five years after the commencement date of the agreement. MV did not exercise this option. On March 17, 1998, Insignia entered into an agreement to merge its national residential property management operations, and its controlling interest in IPT, with Apartment Investment and Management Company ("AIMCO"), a publicly traded real estate investment trust. The closing, which is anticipated to happen in September or October of 1998, is subject to customary conditions, including government approvals and the approval of Insignia's shareholders. If the closing occurs, AIMCO will then control the Managing General Partner of the Partnership. NOTE D - SALE OF INVESTMENT PROPERTY The Partnership sold Building 41 of the Dayton Industrial Complex on June 12, 1998, to an unaffiliated party for net sales proceeds of approximately $1,847,000. The Partnership realized a loss of approximately $177,000 on the sale and a related $2,128,000 extraordinary gain on the early extinguishment of debt during the second quarter of 1998. The extraordinary gain was the result of forgiveness of debt. ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OR PLAN OF OPERATION The Partnership's investment properties consist of two apartment complexes and one commercial property. The following table sets forth the average occupancy of the properties for the six months ended June 30, 1998 and June 30, 1997. Property 1998 1997 Waterford Square Apartments Huntsville, Alabama 94% 91% Fox Crest Apartments Waukegan, Illinois 96% 96% Dayton Industrial Complex Dayton, Ohio (1) 74% 69% 1)Dayton Industrial has been adversely affected by the build-up of commercial space in the area. The increase in occupancy is due to the foreclosures of Buildings 53 and 59 in 1998 that were not occupied. The remaining building is fully leased at June 30, 1998. The Partnership realized net income of approximately $4,962,000 and $6,492,000 for the three and six months ended June 30, 1998, versus net losses of approximately $860,000 and $1,655,000 for the three and six months ended June 30, 1997. Net income for the three and six months ended June 30, 1998, resulted from the extraordinary gain on extinguishment of debt of approximately $5,735,000 and $7,979,000, respectively. The Partnership realized a loss before the extraordinary gain of approximately $1,487,000. The Partnership experienced a decrease in revenues and expenses for the six months ended June 30, 1998, due to the loss of Buildings 53, 59, and 41 of the Dayton Industrial Complex in January, April, and June 1998, respectively (see discussion below). Rental income decreased primarily due to the loss of Buildings 53, 59, and 41 of the Dayton Industrial Complex but was offset by an increase in rental income at both Foxcrest Apartments and Waterford Square Apartments. Average rental rates increased at both investment properties, while Waterford Square Apartments also experienced an increase in average occupancy. The decrease in expenses is mainly due to decreases in operating expenses, general and administrative expenses, and interest expense. These decreases were primarily due to the foreclosures of Buildings 53 and 59 and the sale of Building 41 of the Dayton Industrial Complex. The decrease in operating expenses was offset by an increase in maintenance expense at Waterford Square Apartments due to an exterior painting project during the six months ended June 30, 1998. Offsetting the decrease in interest expense due to the foreclosure of Buildings 53 and 59 and the sale of Building 41 was an increase in interest expense on the defaulted debt due to interest accruing on increased debt balances as unpaid interest is added to principal. As part of the ongoing business plan of the Partnership, the Managing General Partner continues to monitor the rental market environment of each of its investment properties to assess the feasibility of increasing rents, maintaining or increasing occupancy levels and protecting the Partnership from increases in expenses. As part of this plan, the Managing General Partner attempts to protect the Partnership from inflation-related increases in expenses by increasing rents and maintaining a high overall occupancy level. However, due to changing market conditions, which can result in the use of rental concessions and rental reductions to offset softening market conditions, there is no guarantee that the Managing General Partner will be able to sustain such a plan. At June 30, 1998, the Partnership had cash and cash equivalents of approximately $835,000 compared to approximately $655,000 at June 30, 1997. Cash and cash equivalents increased approximately $186,000 and $337,000 for the periods ended June 30, 1998 and 1997, respectively. Net cash provided by operating activities decreased primarily due to an increase in receivables and deposits and smaller increases in accrued interest and amounts due to affiliates. These changes were partially offset by a decrease in other assets. The decrease in receivables and deposits during the first six months of 1997 is primarily due to a decrease in tenant accounts receivable. The increase in receivables and deposits during the first six months of 1998 is primarily due to an increase in escrow accounts due to the timing of payments. The increase in accrued interest is primarily due to the accrual of default interest, along with interest accruing on increased debt balances at Dayton Industrial Complex as accrued interest is added to the principal on all of the 2nd mortgages secured by this property. However, due to the foreclosures of Buildings 53 and 55 and the sale of Building 41 of the Dayton Industrial Complex, the second mortgage balance was lower during the six months ended June 30, 1998, resulting in a smaller increase in accrued interest. Also, as a result of the sale and foreclosures of the buildings, expense reimbursements decreased for the six months ended June 30, 1998, resulting in a smaller accrual to due to affiliates. Other assets decreased for the six months ended June 30, 1998, due to a decrease in prepaid insurance. Net cash provided by investing activities increased primarily as a result of the recognition of proceeds from the sale of Building 41 of the Dayton Industrial Complex, along with an increase in receipts from restricted escrows. This was partially offset by an increase in property improvements and replacements at Waterford Square Apartments and Fox Crest Apartments. Net cash used in financing activities increased due to the repayment of loans which occurred as a result of the sale of Building 41 of the Dayton Industrial Complex. Also contributing to the increase in cash used in financing activities was a decrease in additions to notes payable as a result of fewer advances received from the lender to cover operating expenses for Building 59 of the Dayton Industrial Complex. These changes were partially offset by a decrease in principal payments on notes payable. For the six months ended June 30, 1997, a $200,000 principal payment was made on the third mortgage indebtedness at the Dayton Industrial Complex versus a $150,000 principal payment for the six months ended June 30, 1998. The accompanying financial statements have been prepared assuming the Partnership will continue as a going concern. The Partnership continues to incur recurring operating losses and suffers from inadequate liquidity. Non- recourse and recourse indebtedness of approximately $2,666,000 and $4,576,000 is in default at June 30, 1998, due to nonpayment of interest and principal when due. The Partnership incurred net income of approximately $6,492,000 for the six months ended June 30, 1998. This was due to the recognition of an extraordinary gain on the extinguishment of debt of approximately $7,979,000, relating to the foreclosures of Buildings 53 and 59 and the sale of Building 41 in the Dayton Industrial Complex. The Partnership realized a loss before the extraordinary gain of approximately $1,487,000. Angeles Realty Corporation II, (the "Managing General Partner" or "ARC II") expects the Partnership to continue to incur such losses. The Partnership generated cash from operations of approximately $602,000 during the six months ended June 30, 1998; however, this primarily was the result of accruing interest of approximately $1,259,000 on its indebtedness and $71,000 for services provided by affiliates. In January and April 1998, Buildings 53 and 59, respectively, of the Dayton Industrial Complex were foreclosed on and in June 1998, Building 41 of the Dayton Industrial Complex was sold. Historically, the Dayton Industrial Complex has not been able to retain tenants and has never generated operating cash. Effective October 1, 1996, the Partnership determined that, based on economic conditions at the time as well as projected future operational cash flows, the decline in value of the property was other than temporary and recovery of the carrying value was not likely. Accordingly, the Dayton Industrial Complex's carrying value was reduced to an amount equal to its estimated fair value. The Partnership ceased making debt service payments on Buildings 53 and 59 in 1996 and the buildings were placed in receivership in 1997. In the Managing General Partner's opinion, it was not in the Partnership's best interest to contest the foreclosure actions. As a result of the foreclosures, the Partnership recorded an extraordinary gain on extinguishment of debt of approximately $2,244,000 and $3,607,000 for Buildings 53 and 59, respectively. Also, in connection with the foreclosure of Building 59, the Partnership recorded a $44,000 write-up of the building from its carrying value to its estimated fair value during the second quarter of 1998. Prior to the foreclosure of Building 53, the outstanding debt on the property was a first mortgage in the amount of approximately $1,043,000 and a second mortgage in the amount of approximately $1,669,000. Related accrued interest amounted to approximately $175,000. Prior to the foreclosure of Building 59, the outstanding debt on the property was a first mortgage in the amount of approximately $2,895,000 and a second mortgage in the amount of approximately $704,000. Related accrued interest amounted to approximately $688,000. As a result of the sale of Building 41, the Partnership recorded an extraordinary gain on extinguishment of debt of approximately $2,128,000. Prior to the sale of Building 41, the outstanding debt on the property was a first mortgage in the amount of approximately $1,104,000 and a second mortgage in the amount of approximately $2,823,000. Related accrued interest amounted to approximately $23,000. The Dayton Industrial Complex has one remaining building at June 30, 1998. The first mortgage on Building 55 which totals approximately $2,666,000 is all nonrecourse to the Partnership, matured in December 1997 and is in default due to nonpayment of interest and principal when due. The Managing General Partner has entered into a sales agreement for Building 55 of the Dayton Industrial Complex and anticipates selling this building to an unrelated party in 1998. The Dayton Industrial Complex has not generated any operating cash for the Partnership since it was purchased nor has the Partnership expended any cash to support the property. The Managing General Partner will not use any Partnership funds on the remaining building in 1998. The Partnership has unsecured working capital loans to Angeles Acceptance Pool, L.P. ("AAP") in the amount of approximately $4,576,000 plus related accrued interest that was due in November 1997. This indebtedness is recourse to the Partnership. The Partnership does not have the means with which to satisfy this obligation. The Managing General Partner does not plan to enter into negotiations with AAP on this indebtedness at this time. The Managing General Partner believes that the possibility that AAP will initiate collection proceedings on this indebtedness is remote, as the estimated value of the Partnership's investment properties and other assets are significantly less than the existing first mortgages and other secured Partnership indebtedness. If AAP initiates proceedings, then the Managing General Partner will enter into negotiations to restructure this indebtedness. The Partnership has two notes to Angeles Mortgage Investment Trust ("AMIT"), which are recourse to the partnership only, in the amount of approximately $2,326,000 plus related accrued interest that originally matured in March 1998. The Managing General Partner negotiated with AMIT to extend this indebtedness and in the second quarter of 1998 executed an extension through November 2027. No other sources of additional financing have been identified by the Partnership, nor does the Managing General Partner have any other plans to remedy the liquidity problems the Partnership is currently experiencing. The Managing General Partner anticipates that Fox Crest Apartments and Waterford Square Apartments will generate sufficient cash flows for the next twelve months to meet all property operating expenses, debt service requirements and to fund capital expenditures. As a result of the above, there is substantial doubt about the Partnership's ability to continue as a going concern. The financial statements do not include any adjustments to reflect the possible future effects on the recoverability and classification of assets or amounts and classifications of liabilities that may result from these uncertainties. Year 2000 The Partnership is dependent upon the Managing General Partner and Insignia for management and administrative services. Insignia has completed an assessment and will have to modify or replace portions of its software so that its computer systems will function properly with respect to dates in the year 2000 and thereafter (the "Year 2000 Issue"). The project is estimated to be completed not later than December 31, 1998, which is prior to any anticipated impact on its operating systems. The Managing General Partner believes that with modifications to existing software and conversions to new software, the Year 2000 Issue will not pose significant operational problems for its computer systems. However, if such modifications and conversions are not made, or are not completed timely, the Year 2000 Issue could have a material impact on the operations of the Partnership. Other Certain items discussed in this quarterly report may constitute forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 (the "Reform Act") and as such may involve known and unknown risks, uncertainties and other factors which may cause the actual results, performance or achievements of the Partnership to be materially different from any future results, performance or achievements expressed or implied by such forward- looking statements. Such forward-looking statements speak only as of the date of this quarterly report. The Partnership expressly disclaims any obligation or undertaking to release publicly any updates or revisions to any forward-looking statements contained herein to reflect any change in the Partnership's expectations with regard thereto or any change in events, conditions or circumstances on which any such statement is based. PART II - OTHER INFORMATION ITEM 1. LEGAL PROCEEDING In March 1998, several putative unit holders of limited partnership units of the Partnership commenced an action entitled ROSALIE NUANES, ET AL. V. INSIGNIA FINANCIAL GROUP, INC., ET AL. in the Superior Court of the State of California for the County of San Mateo. The plaintiffs named as defendants, among others, the Partnership, the Managing General Partner and several of their affiliated partnerships and corporate entities. The complaint purports to assert claims on behalf of a class of limited partners and derivatively on behalf of a number of limited partnerships (including the Partnership) which are named as nominal defendants, challenging the acquisition by Insignia Financial Group, Inc., ("Insignia") and its affiliates of interests in certain general partner entities, past tender offers by Insignia affiliates to acquire limited partnership units, the management of partnerships by Insignia affiliates as well as a recently announced agreement between Insignia and Apartment Investment and Management Company. The complaint seeks monetary damages and equitable relief, including judicial dissolution of the Partnership. On June 25, 1998, the Managing General Partner filed a motion seeking dismissal of the action. In lieu of responding to the motion, plaintiffs have recently filed an amended complaint. On July 30, 1998, certain entities claiming to own limited partnership interests in certain limited partnerships whose general partners are affiliates of Insignia filed a complaint in the Superior Court of the State of California, County of Los Angeles. The action involves 44 real estate limited partnerships (including the Partnership) in which the plaintiffs allegedly own interests and which Insignia affiliates allegedly manage or control (the "Subject Partnerships"). The complaint names as defendants Insignia, several Insignia affiliates alleged to be managing partners of the defendant limited partnerships, the Partnership and the Managing General Partner. Plaintiffs allege that they have requested from, but have been denied by each of the Subject Partnerships, lists of their respective limited partners for the purpose of making tender offers to purchase up to 4.9% of the limited partner units of each of the Subject Partnerships. The complaint also alleges that certain of the defendants made tender offers to purchase limited partner units in many of the Subject Partnerships, with the alleged result that plaintiffs have been deprived of the benefits they would have realized from ownership of the additional units. The plaintiffs assert eleven causes of action, including breach of contract, unfair business practices, and violations of the partnership statutes of the states in which the Subject Partnerships are organized. Plaintiffs seek compensatory, punitive and treble damages. The Partnership was only recently served with the complaint and has not yet responded to it. The Partnership believes the claims to be without merit and intends to defend the action vigorously. The Partnership is unaware of any other pending or outstanding litigation that is not of a routine nature. The Managing General Partner believes that all such pending or outstanding litigation will be resolved without a material adverse effect upon the business, financial condition, or operations of the Partnership. ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K a) Exhibits: Exhibit 27, Financial Data Schedule. Exhibit 10.38, Assignment of Warranties - Building 41 of the Dayton Industrial Complex - between the Partnership and Mid-States Development Company, dated June 12, 1998. Exhibit 10.39, Assignment of Permits - Building 41 of the Dayton Industrial Complex - between the Partnership and Mid-States Development Company, dated June 12, 1998. Exhibit 10.40, Purchase Agreement - Building 41 of the Dayton Industrial Complex - between the Partnership and Mid-States Development Company, dated June 12, 1998. Exhibit 10.41, Closing Statement - Building 41 of the Dayton Industrial Complex - between the Partnership and Mid-States Development Company, dated June 12, 1998. Exhibit 10.42, Journal Entry Confirming Sale, Ordering Deed and Distributing Sale Proceeds - between The Traveler's Insurance Company and the Partnership, dated June 12, 1998. b) Reports on Form 8-K: No reports on form 8-K were filed during the six months ended June 30, 1998. SIGNATURES In accordance with the requirements of the Exchange Act, the registrant caused this report to be signed on its behalf by the undersigned, thereunto duly authorized. ANGELES PARTNERS XIV By: Angeles Realty Corporation II Managing General Partner By: /s/Carroll D. Vinson Carroll D. Vinson President/Director By: /s/Robert D. Long, Jr. Robert D. Long, Jr. Vice President/CAO Date: August 13, 1998