<ARTICLE>           5
       
                 
<PERIOD-TYPE>       6-MOS
<FISCAL-YEAR-END>   DEC-31-1996
<PERIOD-END>        JUN-30-1996
<CASH>   725,238
<SECURITIES>   972,617   <F1>
<RECEIVABLES>   72,799
<ALLOWANCES>   0
<INVENTORY>   0
<CURRENT-ASSETS>   0
<PP&E>   20,260,503      <F2>
<DEPRECIATION>   (5,202,564)
<TOTAL-ASSETS>   17,083,472
<CURRENT-LIABILITIES>    0
<BONDS>   11,837,372     <F3>
<PREFERRED-MANDATORY>    0
<PREFERRED>    0
<COMMON>   4,349,341     <F4>
<OTHER-SE>    0
<TOTAL-LIABILITY-AND-EQUITY>   17,083,472
<SALES>    0
<TOTAL-REVENUES>   1,049,962  <F5>
<CGS>    0
<TOTAL-COSTS>   1,145,947     <F6>
<OTHER-EXPENSES>   (60,323)   <F7>
<LOSS-PROVISION>    0
<INTEREST-EXPENSE>   224,705
<INCOME-PRETAX>    0
<INCOME-TAX>    0
<INCOME-CONTINUING>    0
<DISCONTINUED>    0
<EXTRAORDINARY>    0
<CHANGES>    0
<NET-INCOME>   (35,662)      
<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>