<ARTICLE>                     5
       
                             
<PERIOD-TYPE>                 3-MOS
<FISCAL-YEAR-END>             DEC-31-1999                
<PERIOD-START>                JAN-01-1999         
<PERIOD-END>                  MAR-31-1999                
<CASH>                        290449                 
<SECURITIES>                  0                 
<RECEIVABLES>                 880599                
<ALLOWANCES>                  133293                 
<INVENTORY>                   0               
<CURRENT-ASSETS>              0
<PP&E>                        0                
<DEPRECIATION>                0                 
<TOTAL-ASSETS>                8975657                 
<CURRENT-LIABILITIES>         0                 
<BONDS>                       0                 
<PREFERRED-MANDATORY>         423379                 
<PREFERRED>                   0                 
<COMMON>                      0                 
<OTHER-SE>                    8552278                 
<TOTAL-LIABILITY-AND-EQUITY>  8975657                 
<SALES>                       0                 
<TOTAL-REVENUES>              209357                 
<CGS>                         0                 
<TOTAL-COSTS>                 44570               
<OTHER-EXPENSES>              0              
<LOSS-PROVISION>              30584            
<INTEREST-EXPENSE>            3284             
<INCOME-PRETAX>               130919           
<INCOME-TAX>                  0              
<INCOME-CONTINUING>           130919           
<DISCONTINUED>                0              
<EXTRAORDINARY>               0              
<CHANGES>                     0             
<NET-INCOME>                  130919          
<EPS-PRIMARY>                 .00           
<EPS-DILUTED>                 .00