EXHIBIT - 31

                CERTIFICATION PURSUANT TO 18 U.S.C. SECTION 1350,
      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
         June 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-14 and 15d-14) for
         the Partnership and I have:

         a.   Designed such disclosure controls and procedures 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 was being prepared;

         b.   Evaluated the effectiveness of the Partnership disclosure controls
              and procedures as of a date within 90 days prior to the filing
              date of this quarterly report (the "Evaluation Date"); and

         c.   Presented in this quarterly report my conclusions about the
              effectiveness of the disclosure controls and procedures based on
              my evaluation as of the Evaluation Date;

5.       I have disclosed, based on my most recent evaluation, to the
         Partnership's auditors and the audit committee of the board of
         directors (or persons performing the equivalent function):

         a.   All significant deficiencies in the design or operation of
              internal controls which could adversely affect the Partnership's
              ability to record, process, summarize and report financial data
              and have identified for the Partnership's auditors any material
              weaknesses in internal controls; and

         b.   Any fraud, whether or not material, that involves management or
              other employees who have a significant role in the Partnership's
              internal controls; and

6.       I have indicated in this quarterly report whether or not there were
         significant changes in internal controls or in other factors that could
         significantly affect internal controls subsequent to the date of my
         most recent evaluation, including any corrective actions with regard to
         significant deficiencies and material weaknesses.

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