<ARTICLE>                     5
       
                           
<PERIOD-TYPE>                 3-MOS
<FISCAL-YEAR-END>             DEC-31-1998
<PERIOD-END>                  MAR-31-1998
<CASH>                        689,351
<SECURITIES>                  524,829                   <F1>
<RECEIVABLES>                 99,137
<ALLOWANCES>                  0
<INVENTORY>                   0
<CURRENT-ASSETS>              0
<PP&E>                        12,155,434                <F2>
<DEPRECIATION>                3,087,039
<TOTAL-ASSETS>                10,715,911
<CURRENT-LIABILITIES>         231,700
<BONDS>                       6,279,889                 <F3>
<PREFERRED-MANDATORY>         0
<PREFERRED>                   0
<COMMON>                      3,378,681                 <F4>
<OTHER-SE>                    0
<TOTAL-LIABILITY-AND-EQUITY>  10,715,911  
<SALES>                       0
<TOTAL-REVENUES>              485,615                   <F5>
<CGS>                         0
<TOTAL-COSTS>                 212,400                   <F6>
<OTHER-EXPENSES>              66,958                    <F7>
<LOSS-PROVISION>              0           
<INTEREST-EXPENSE>            137,304
<INCOME-PRETAX>               0
<INCOME-TAX>                  0
<INCOME-CONTINUING>           0
<DISCONTINUED>                0
<EXTRAORDINARY>               0       
<CHANGES>                     0
<NET-INCOME>                  68,953
<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 LESS INTEREST
EXPENSE
<F7>   "OTHER EXPENSES" REPRESENTS INTEREST IN JOINT VENTURES' NET
INCOME/LOSS
</FN>