EXHIBIT 31
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          CERTIFICATION PURSUANT TO RULE 13a-14(a), AS ADOPTED PURSUANT
                TO SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002

I, Joseph M Jayson, Individual General Partner and Principal Financial Officer
of Realmark Property Investors Limited Partnership - V, hereby certify that:

         1. I have reviewed this annual report on Form 10-K of Realmark Property
            Investors Limited Partnership - V;

         2. Based on my knowledge, this annual report does not contain any
            untrue statement of a material fact or omit to state a material fact
            necessary to make the statements made, in light of the circumstances
            under which such statements were made, not misleading with respect
            to the period covered by this annual report;

         3. Based on my knowledge, the financial statements, and other financial
            information included in this annual report, fairly present in all
            material respects the financial condition, results of operations and
            cash flows of the Partnership as of, and for, the periods presented
            in this annual report;

         4. I am responsible for establishing and maintaining disclosure
            controls and procedures (as defined in Exchange Act Rules 13a-15(e)
            and 15d-15(e)) and internal control over financial reporting (as
            defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the
            Partnership and I have:

            a.    Designed such disclosure controls and procedures, or caused
                  such disclosure controls and procedures to be designed under
                  my supervision, to ensure the material information relating to
                  the Partnership, including its consolidated subsidiaries, is
                  made known to me by others within those entities, particularly
                  during the period in which this annual report is being
                  prepared;

            b.    Designed such internal control over financial reporting, or
                  caused such internal control over financial reporting to be
                  designed under my supervision, to provide reasonable assurance
                  regarding the reliability of financial reporting and the
                  preparation of financial statements for external purposes in
                  accordance with generally accepted accounting principles;

            c.    Evaluated the effectiveness of the Partnership's disclosure
                  controls and procedures and presented in this report our
                  conclusions about the effectiveness of the disclosure controls
                  and procedures, as of the end of the period covered by this
                  report based on such evaluation; and

            d.    Disclosed in this report any change in the Partnership's
                  internal control over financial reporting that occurred during
                  the Partnership's most recent fiscal quarter that has
                  materially affected, or is reasonably likely to materially
                  affect, the Partnership's internal control over financial
                  reporting; and

         5. I have disclosed, based on my most recent evaluation of internal
            control over financial reporting, to the Partnership's auditors and
            the audit committee of the board of directors (or persons performing
            the equivalent function):
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            a.    All significant deficiencies and material weaknesses in the
                  design or operation of internal control over financial
                  reporting which are reasonably likely to adversely affect the
                  Partnership's ability to record, process, summarize and report
                  financial information; and

            b.    Any fraud, whether or not material, that involves management
                  or other employees who have a significant role in the
                  Partnership's internal control over financial reporting.


March 30, 2004                                   /s/ Joseph M. Jayson
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     Date                                        Joseph M. Jayson
                                                 Individual General Partner and
                                                 Principal Financial Officer