<ARTICLE>           5
       
                 
<PERIOD-TYPE>       3-MOS
<FISCAL-YEAR-END>   DEC-31-1995
<PERIOD-END>        MAR-31-1995
<CASH>              437,996
<SECURITIES>    1,015,584     <F1>
<RECEIVABLES> 116,403     
<ALLOWANCES>   19,476    
<INVENTORY>         0
<CURRENT-ASSETS>    0
<PP&E> 20,236,625     <F2>
<DEPRECIATION> 4,645,710     
<TOTAL-ASSETS> 17,401,887    
<CURRENT-LIABILITIES>    0
<BONDS>    12,120,853 <F3>
<PREFERRED-MANDATORY>    0
<PREFERRED>         0
<COMMON> 4,364,473    <F4>
<OTHER-SE>          0
<TOTAL-LIABILITY-AND-EQUITY> 17,401,887
<SALES>             0
<TOTAL-REVENUES> 526,928    <F5>
<CGS>               0
<TOTAL-COSTS> 573,742  <F6>
<OTHER-EXPENSES> (25,849)    <F7>
<LOSS-PROVISION>    0
<INTEREST-EXPENSE>  0
<INCOME-PRETAX>     0
<INCOME-TAX>        0
<INCOME-CONTINUING> 0
<DISCONTINUED>      0
<EXTRAORDINARY>     0
<CHANGES>           0
<NET-INCOME> 27,649      
<EPS-PRIMARY>       0
<EPS-DILUTED>       0

<FN>
<F1>   "SECURITIES" REPRESENTS INVESTMENT IN JOINT VENTURE
<F2>   "PP&E" REPRESENTS INVESTMENT IN REAL ESTATE [LAND AND
BUILDING]
<F3> "BONDS" REPRESENTS MORTGAGES PAYABLE
<F4>   "COMMON" REPRESENTS TOTAL PARTNERS CAPITAL
<F5>   "TOTAL REVENUES" REPRESENTS RENTAL, INTEREST, AND OTHER
INCOME
<F6>   "TOTAL COSTS" REPRESENTS TOTAL EXPENSES
<F7>   "OTHER EXPENSES" REPRESENTS INTEREST IN JOINT
       VENTURES' NET INCOME/LOSS
</FN>