<ARTICLE>           5
       
                 
<PERIOD-TYPE>       3-MOS
<FISCAL-YEAR-END>   DEC-31-1996
<PERIOD-END>        MAR-31-1996
<CASH>              277,466
<SECURITIES>       598,622 <F1>
<RECEIVABLES>           105,714
<ALLOWANCES>    0
<INVENTORY>    0
<CURRENT-ASSETS>    0
<PP&E>                  12,447,360 <F2>
<DEPRECIATION>           2,847,518
<TOTAL-ASSETS>            10,762,092
<CURRENT-LIABILITIES>    0
<BONDS>                 6,369,430 <F3>
<PREFERRED-MANDATORY>    0
<PREFERRED>    0
<COMMON>             3,256,000 <F4>
<OTHER-SE>    0
<TOTAL-LIABILITY-AND-EQUITY>   10,762,092           
<SALES>    0
<TOTAL-REVENUES>           474,827 <F5>
<CGS>    0
<TOTAL-COSTS>             343,883  <F6>
<OTHER-EXPENSES>         71,697  <F7>
<LOSS-PROVISION>    0
<INTEREST-EXPENSE>           140,281
<INCOME-PRETAX>    0
<INCOME-TAX>    0
<INCOME-CONTINUING>    0
<DISCONTINUED>    0
<EXTRAORDINARY>    0
<CHANGES>    0
<NET-INCOME>          59,247
<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 EQUITY AND MINORITY INTEREST
IN JOINT VENTURES' NET INCOME/LOSS
</FN>