<ARTICLE>           5
       
                 
<PERIOD-TYPE>       6-MOS
<FISCAL-YEAR-END>   DEC-31-1996
<PERIOD-END>        JUN-30-1996
<CASH>              270,759
<SECURITIES>    589,324    <F1>
<RECEIVABLES>          85,547
<ALLOWANCES>    0
<INVENTORY>    0
<CURRENT-ASSETS>    0
<PP&E> 12,450,363   <F2>
<DEPRECIATION>   (2,914,821)
<TOTAL-ASSETS>         10,746,231
<CURRENT-LIABILITIES>    0
<BONDS> 6,344,455   <F3>
<PREFERRED-MANDATORY>    0
<PREFERRED>    0
<COMMON>   3,257,195  <F4>
<OTHER-SE>    0
<TOTAL-LIABILITY-AND-EQUITY> 10,746,231
<SALES>    0
<TOTAL-REVENUES> 793,305  <F5>
<CGS>    0
<TOTAL-COSTS> 672,540  <F6>
<OTHER-EXPENSES> (60,323)  <F7>
<LOSS-PROVISION>    0
<INTEREST-EXPENSE>      279,007
<INCOME-PRETAX>    0
<INCOME-TAX>    0
<INCOME-CONTINUING>    0
<DISCONTINUED>    0
<EXTRAORDINARY>    0
<CHANGES>    0
<NET-INCOME>   60,442       
<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>