<ARTICLE> 5
<LEGEND>
This schedule contains summary financial information extracted from the
consolidated balance sheets as of February 29, 1996 and the related consolidated
statements of operations for the three months then ended and is qualified in its
entirety by reference to such financial statements.
</LEGEND>
<MULTIPLIER> 1,000
       
                             
<PERIOD-TYPE>                   3-MOS
<FISCAL-YEAR-END>                          NOV-30-1996
<PERIOD-END>                               FEB-29-1996
<CASH>                                           3,347
<SECURITIES>                                         0
<RECEIVABLES>                                      362
<ALLOWANCES>                                       327
<INVENTORY>                                          0
<CURRENT-ASSETS>                                     0
<PP&E>                                             329
<DEPRECIATION>                                     314
<TOTAL-ASSETS>                                  47,240
<CURRENT-LIABILITIES>                                0
<BONDS>                                         31,700
<PREFERRED-MANDATORY>                                0
<PREFERRED>                                          0
<COMMON>                                        19,456
<OTHER-SE>                                     (5,226)
<TOTAL-LIABILITY-AND-EQUITY>                    47,240
<SALES>                                              0
<TOTAL-REVENUES>                                 1,888
<CGS>                                                0
<TOTAL-COSTS>                                      713
<OTHER-EXPENSES>                                   265
<LOSS-PROVISION>                                    12
<INTEREST-EXPENSE>                                 771
<INCOME-PRETAX>                                    139
<INCOME-TAX>                                        56
<INCOME-CONTINUING>                                 83
<DISCONTINUED>                                       0
<EXTRAORDINARY>                                      0
<CHANGES>                                            0
<NET-INCOME>                                        83
<EPS-PRIMARY>                                      .06
<EPS-DILUTED>                                      .06