<ARTICLE>                     5

                           
<PERIOD-TYPE>                 12-MOS
<FISCAL-YEAR-END>             DEC-31-1999
<PERIOD-START>                JAN-01-1999
<PERIOD-END>                  DEC-31-1999
<CASH>                        1,602,658
<SECURITIES>                  0
<RECEIVABLES>                 36,487,010
<ALLOWANCES>                  834,359
<INVENTORY>                   0
<CURRENT-ASSETS>              0
<PP&E>                        0
<DEPRECIATION>                0
<TOTAL-ASSETS>                37,634,909
<CURRENT-LIABILITIES>         0
<BONDS>                       0
<PREFERRED-MANDATORY>         572,942
<PREFERRED>                   0
<COMMON>                      0
<OTHER-SE>                    37,061,967
<TOTAL-LIABILITY-AND-EQUITY>  37,634,909
<SALES>                       0
<TOTAL-REVENUES>              4,426,245
<CGS>                         0
<TOTAL-COSTS>                 546,464
<OTHER-EXPENSES>              0
<LOSS-PROVISION>              408,890
<INTEREST-EXPENSE>            528,611
<INCOME-PRETAX>               2,942,280
<INCOME-TAX>                  0
<INCOME-CONTINUING>           2,942,280
<DISCONTINUED>                0
<EXTRAORDINARY>               0
<CHANGES>                     0
<NET-INCOME>                  2,942,280
<EPS-BASIC>                   .00
<EPS-DILUTED>                 .00