EXHIBIT - 31

              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 - III, hereby certify that:

     1.  I have reviewed this quarterly report on Form 10-Q for the period ended
         September 30, 2003 of Realmark Property Investors Limited Partnership -
         III;

     2.  Based on my knowledge, this quarterly report does not contain any
         untrue statement of a material fact or omit to state a material fact
         necessary in order 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 quarterly report;

     3.  Based on my knowledge, the financial statements, and other financial
         information included in this quarterly 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 quarterly 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)) for the Partnership and 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 quarterly report is being prepared;

         b.   Evaluated the effectiveness of the Partnership 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

         c.   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
         controls over financial reporting, to the Partnership's auditors and
         the audit committee of the board of directors (or persons performing
         the equivalent function):

         a.   All significant deficiencies and material weaknesses in the design
              or operation of internal controls over financial reporting which
              are reasonably likely to adversely affect the Partnership's
              ability to record, process, summarize and report financial data;
              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.

        November 14, 2003                        /s/ Joseph M. Jayson
        -----------------                        ------------------------------
              Date                               Joseph M. Jayson,
                                                 Individual General Partner and
                                                 Principal Financial Officer