<ARTICLE>                                          5
       
                                                  
<PERIOD-TYPE>                                      9-MOS
<FISCAL-YEAR-END>                                  DEC-31-1996
<PERIOD-END>                                       SEP-30-1996
<CASH>                                                      705946
<SECURITIES>                                                     0
<RECEIVABLES>                                              2265253
<ALLOWANCES>                                                     0
<INVENTORY>                                                      0
<CURRENT-ASSETS>                                                 0
<PP&E>                                                           0
<DEPRECIATION>                                                   0
<TOTAL-ASSETS>                                           135172378
<CURRENT-LIABILITIES>                                            0
<BONDS>                                                          0
<PREFERRED-MANDATORY>                                            0
<PREFERRED>                                                      0
<COMMON>                                                         0
<OTHER-SE>                                                79556319
<TOTAL-LIABILITY-AND-EQUITY>                             135172378
<SALES>                                                          0
<TOTAL-REVENUES>                                          19118018
<CGS>                                                            0
<TOTAL-COSTS>                                                    0
<OTHER-EXPENSES>                                          13746791
<LOSS-PROVISION>                                            192824
<INTEREST-EXPENSE>                                         2912991
<INCOME-PRETAX>                                            2265412
<INCOME-TAX>                                                     0
<INCOME-CONTINUING>                                        2265412
<DISCONTINUED>                                                   0
<EXTRAORDINARY>                                             160955
<CHANGES>                                                        0
<NET-INCOME>                                               2426367
<EPS-PRIMARY>                                                    0
<EPS-DILUTED>                                                    0