<ARTICLE> 5
<LEGEND>
This schedule contains summary financial information extracted from the
consolidated balance sheets as of May 31, 1996 and the related consolidated
statements of operations for the six months then ended and is qualified in its
entirety by reference to such financial statements.
</LEGEND>
<MULTIPLIER> 1,000
       
                             
<PERIOD-TYPE>                   6-MOS
<FISCAL-YEAR-END>                          NOV-30-1996
<PERIOD-END>                               MAY-31-1996
<CASH>                                           3,307
<SECURITIES>                                         0
<RECEIVABLES>                                      360
<ALLOWANCES>                                       332
<INVENTORY>                                          0
<CURRENT-ASSETS>                                     0
<PP&E>                                             334
<DEPRECIATION>                                     317
<TOTAL-ASSETS>                                  46,932
<CURRENT-LIABILITIES>                                0
<BONDS>                                         31,451
<PREFERRED-MANDATORY>                                0
<PREFERRED>                                          0
<COMMON>                                        19,456
<OTHER-SE>                                     (5,157)
<TOTAL-LIABILITY-AND-EQUITY>                    46,932
<SALES>                                              0
<TOTAL-REVENUES>                                 3,797
<CGS>                                                0
<TOTAL-COSTS>                                    1,474
<OTHER-EXPENSES>                                   505
<LOSS-PROVISION>                                    20
<INTEREST-EXPENSE>                               1,564
<INCOME-PRETAX>                                    254
<INCOME-TAX>                                       102
<INCOME-CONTINUING>                                152
<DISCONTINUED>                                       0
<EXTRAORDINARY>                                      0
<CHANGES>                                            0
<NET-INCOME>                                       152
<EPS-PRIMARY>                                      .11
<EPS-DILUTED>                                      .11