<ARTICLE>                                          5
                                                    
                                                
<PERIOD-TYPE>                                      3-MOS
<FISCAL-YEAR-END>                                  DEC-31-1996
<PERIOD-START>                                     JAN-01-1996
<PERIOD-END>                                       MAR-31-1996
<CASH>                                                      782431
<SECURITIES>                                                     0
<RECEIVABLES>                                              2056254
<ALLOWANCES>                                                     0
<INVENTORY>                                                      0
<CURRENT-ASSETS>                                                 0
<PP&E>                                                           0
<DEPRECIATION>                                                   0
<TOTAL-ASSETS>                                           146977160
<CURRENT-LIABILITIES>                                            0
<BONDS>                                                          0
<PREFERRED-MANDATORY>                                            0
<PREFERRED>                                                      0
<COMMON>                                                         0
<OTHER-SE>                                                84754602
<TOTAL-LIABILITY-AND-EQUITY>                             146977160
<SALES>                                                          0
<TOTAL-REVENUES>                                           6069988
<CGS>                                                            0
<TOTAL-COSTS>                                                    0
<OTHER-EXPENSES>                                           4417914
<LOSS-PROVISION>                                             60700
<INTEREST-EXPENSE>                                          844556
<INCOME-PRETAX>                                             746818
<INCOME-TAX>                                                     0
<INCOME-CONTINUING>                                         746818
<DISCONTINUED>                                                   0
<EXTRAORDINARY>                                                  0
<CHANGES>                                                        0
<NET-INCOME>                                                746818
<EPS-PRIMARY>                                                    0
<EPS-DILUTED>                                                    0