<ARTICLE> 5
<LEGEND>
THIS SCHEDULE CONTAINS SUMMARY FINANCIAL INFORMATION EXTRACTED FROM
THE FIRST QUARTER 10-Q AND IS QUALIFIED IN ITS ENTIRETY BY REFERENCE
TO SUCH 10-Q.
</LEGEND>
       
                             
<PERIOD-TYPE>                   3-MOS
<FISCAL-YEAR-END>                          DEC-31-1996
<PERIOD-START>                             JAN-01-1996
<PERIOD-END>                               MAR-31-1996
<CASH>                                       2,014,874
<SECURITIES>                                         0
<RECEIVABLES>                                        0
<ALLOWANCES>                                         0
<INVENTORY>                                          0
<CURRENT-ASSETS>                                     0
<PP&E>                                               0
<DEPRECIATION>                                       0
<TOTAL-ASSETS>                               9,893,557
<CURRENT-LIABILITIES>                                0
<BONDS>                                     41,520,025
<PREFERRED-MANDATORY>                                0
<PREFERRED>                                          0
<COMMON>                                             0
<OTHER-SE>                                (31,697,278)
<TOTAL-LIABILITY-AND-EQUITY>                 9,893,557
<SALES>                                              0
<TOTAL-REVENUES>                              (16,190)
<CGS>                                                0
<TOTAL-COSTS>                                        0
<OTHER-EXPENSES>                               129,112
<LOSS-PROVISION>                                     0
<INTEREST-EXPENSE>                           1,353,878
<INCOME-PRETAX>                            (1,499,180)
<INCOME-TAX>                                         0
<INCOME-CONTINUING>                        (1,499,180)
<DISCONTINUED>                                       0
<EXTRAORDINARY>                              1,803,902
<CHANGES>                                            0
<NET-INCOME>                                   304,722
<EPS-PRIMARY>                                     5.91
<EPS-DILUTED>                                     5.91