<ARTICLE>                     5

                             
<PERIOD-TYPE>                   12-mos
<FISCAL-YEAR-END>               DEC-31-1999
<PERIOD-START>                  JAN-01-1999
<PERIOD-END>                    DEC-31-1999
<CASH>                          388,770
<SECURITIES>                    0
<RECEIVABLES>                   11,563,591
<ALLOWANCES>                    828,563
<INVENTORY>                     0
<CURRENT-ASSETS>                0
<PP&E>                          0
<DEPRECIATION>                  0
<TOTAL-ASSETS>                  11,957,239
<CURRENT-LIABILITIES>           0
<BONDS>                         0
<PREFERRED-MANDATORY>           947,943
<PREFERRED>                     0
<COMMON>                        0
<OTHER-SE>                      11,009,296
<TOTAL-LIABILITY-AND-EQUITY>    11,957,239
<SALES>                         0
<TOTAL-REVENUES>                1,663,245
<CGS>                           0
<TOTAL-COSTS>                   242,257
<OTHER-EXPENSES>                0
<LOSS-PROVISION>                329,057
<INTEREST-EXPENSE>              182,350
<INCOME-PRETAX>                 909,581
<INCOME-TAX>                    0
<INCOME-CONTINUING>             909,581
<DISCONTINUED>                  0
<EXTRAORDINARY>                 0
<CHANGES>                       0
<NET-INCOME>                    909,581
<EPS-BASIC>                     .00
<EPS-DILUTED>                   .00