<ARTICLE>           5
       
                 
<PERIOD-TYPE>       9-MOS
<FISCAL-YEAR-END>   DEC-31-1996
<PERIOD-END>        SEP-30-1996
<CASH>   744,778
<SECURITIES>   947,593   <F1>
<RECEIVABLES>   139,763
<ALLOWANCES>   0
<INVENTORY>   0
<CURRENT-ASSETS>   0
<PP&E>   19,709,312  <F2>
<DEPRECIATION>   4,751,229
<TOTAL-ASSETS>   16,972,590
<CURRENT-LIABILITIES>    0
<BONDS>   11,763,516   <F3>
<PREFERRED-MANDATORY>    0
<PREFERRED>    0
<COMMON>   4,371,449   <F4>
<OTHER-SE>    0
<TOTAL-LIABILITY-AND-EQUITY>   16,972,590
<SALES>    0
<TOTAL-REVENUES>   1,588,517  <F5>
<CGS>    0
<TOTAL-COSTS>   1,664,393   <F6>
<OTHER-EXPENSES>   (62,319)   <F7>
<LOSS-PROVISION>    0
<INTEREST-EXPENSE>   736,621
<INCOME-PRETAX>    0
<INCOME-TAX>    0
<INCOME-CONTINUING>    0
<DISCONTINUED>    0
<EXTRAORDINARY>    0
<CHANGES>    0
<NET-INCOME>   (13,557)
<EPS-PRIMARY>    0
<EPS-DILUTED>    0

<FN>
<F1>   "SECURITIES" REPRESENTS INVESTMENT IN JOINT VENTURE
<F2>   "PP&E" REPRESENTS INVESTMENT IN REAL ESTATE [LAND AND
BUILDING]
<F3>   "BONDS" REPRESENTS MORTGAGES PAYABLE
<F4>   "COMMON" REPRESENTS TOTAL PARTNERS' CAPITAL
<F5>   "TOTAL REVENUES" REPRESENTS RENTAL, INTEREST, AND OTHER
INCOME
<F6>   "TOTAL COSTS" REPRESENTS TOTAL EXPENSES
<F7>   "OTHER EXPENSES" REPRESENTS EQUITY AND MINORITY INTEREST
IN JOINT VENTURES' NET (INCOME)/LOSS
</FN>