SECURITIES AND EXCHANGE COMMISSION
                            Washington, D.C. 20549

                                   FORM 10-Q
(Mark One)
  X  QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
-----
     EXCHANGE ACT OF 1934.
For the quarterly period ended March 31, 2000
                               --------------
                                      OR
     TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
-----
     EXCHANGE ACT OF 1934.

For the transition period from              to
                               ------------    ------------
Commission file number 0-13334
                       -------

                   BALCOR REALTY INVESTORS 84-SERIES II,
                     A REAL ESTATE LIMITED PARTNERSHIP
          -------------------------------------------------------
          (Exact name of registrant as specified in its charter)

          Maryland                                       36-3223939
-------------------------------                     -------------------
(State or other jurisdiction of                      (I.R.S. Employer
incorporation or organization)                      Identification No.)

2333 Waukegan Road, Suite 100
Bannockburn, Illinois                                     60015
----------------------------------------            -------------------
(Address of principal executive offices)                (Zip Code)

Registrant's telephone number, including area code (847) 267-1600
                                                  --------------
Indicate by check mark whether the Registrant (1) has filed all reports
required to be filed by Section 13 or 15(d) of the Securities Exchange Act of
1934 during the preceding 12 months (or for such shorter period that the
Registrant was required to file such reports), and (2) has been subject to such
filing requirements for the past 90 days.

Yes   X    No
    -----     -----

                         BALCOR REALTY INVESTORS 84-SERIES II
                          A REAL ESTATE LIMITED PARTNERSHIP
                           (A Maryland Limited Partnership)

                                    BALANCE SHEETS
                         March 31, 2000 and December 31, 1999
                                     (Unaudited)


                                        ASSETS

                                            2000                1999
                                         ------------       ------------
Cash and cash equivalents                $  1,931,104       $  1,971,995
Accounts and accrued interest receivable        9,252              9,281
Prepaid expenses                                4,600
                                         ------------       ------------
                                         $  1,944,956       $  1,981,276
                                         ============       ============


                          LIABILITIES AND PARTNERS' CAPITAL

Accounts payable                         $    104,375       $    101,131
Due to affiliates                              11,052             32,711
                                         ------------       ------------
    Total liabilities                         115,427            133,842
                                         ------------       ------------
Commitments and contingencies

Limited Partners' capital (87,037
  Interests issued and outstanding)         2,426,591          2,444,496
General Partner's deficit                    (597,062)          (597,062)
                                         ------------       ------------
    Total partners' capital                 1,829,529          1,847,434
                                         ------------       ------------
                                         $  1,944,956       $  1,981,276
                                         ============       ============

The accompanying notes are an integral part of the financial statements.

                      BALCOR REALTY INVESTORS 84-SERIES II
                        A REAL ESTATE LIMITED PARTNERSHIP
                        (A Maryland Limited Partnership)

                        STATEMENTS OF INCOME AND EXPENSES
                 for the quarters ended March 31, 2000 and 1999
                                   (Unaudited)


                                                     2000             1999
                                                 ------------     ------------
Income:
  Interest on short-term investments             $     28,602     $     24,602
                                                 ------------     ------------
    Total income                                       28,602           24,602
                                                 ------------     ------------
Expenses:
  Administrative                                       46,507           49,463
                                                 ------------     ------------
    Total expenses                                     46,507           49,463
                                                 ------------     ------------
Net loss                                         $    (17,905)    $    (24,861)
                                                 ============     ============
Net loss allocated to General Partner                    None             None
                                                 ============     ============
Net loss allocated to Limited Partners           $    (17,905)    $    (24,861)
                                                 ============     ============
Net loss per Limited Partnership Interest
  (87,037 issued and oustanding) -
  Basic and Diluted                              $      (0.21)    $      (0.29)
                                                 ============     ============

The accompanying notes are an integral part of the financial statements.

















                        BALCOR REALTY INVESTORS 84-SERIES II
                          A REAL ESTATE LIMITED PARTNERSHIP
                          (A Maryland Limited Partnership)

                              STATEMENTS OF CASH FLOWS
                   for the quarters ended March 31, 2000 and 1999
                                     (Unaudited)


                                                 2000              1999
                                             ------------      ------------
Operating activities:
  Net loss                                  $    (17,905)     $    (24,861)
  Adjustments to reconcile net loss to net
    cash used in operating activities:
      Net change in:
        Accounts and accrued interest
          receivable                                  29              (760)
        Prepaid expenses                          (4,600)           (1,896)
        Accounts payable                           3,244             3,422
        Due to affiliates                        (21,659)            2,815
                                            ------------      ------------
  Net cash used in operating activities          (40,891)          (21,280)
                                            ------------      ------------
Net change in cash and cash equivalents          (40,891)          (21,280)

Cash and cash equivalents at beginning
  of year                                      1,971,995         2,010,953
                                            ------------      ------------
Cash and cash equivalents at end of period  $  1,931,104      $  1,989,673
                                            ============      ============

The accompanying notes are an integral part of the financial statements.

                     BALCOR REALTY INVESTORS 84-SERIES II,
                       A REAL ESTATE LIMITED PARTNERSHIP
                       (A Maryland Limited Partnership)

                         NOTES TO FINANCIAL STATEMENTS

1. Accounting Policy:

In the opinion of management, all adjustments necessary for a fair presentation
have been made to the accompanying statements for the quarter ended March 31,
2000, and all such adjustments are of a normal and recurring nature.

2. Partnership Termination:

The Partnership Agreement provides for the dissolution of the Partnership upon
the occurrence of certain events, including the disposition of all of its
interests in real estate. The Partnership sold its final real estate investment
in June 1997. The Partnership has retained a portion of the cash from the
property sales to satisfy obligations of the Partnership as well as to
establish a reserve for contingencies. The timing of the termination of the
Partnership and final distribution of cash will depend upon the nature and
extent of liabilities and contingencies which exist or may arise. Such
contingencies may include legal and other fees and costs stemming from
litigation involving the Partnership including, but not limited to, the Bruss
and Masri lawsuits discussed in Note 4 of Notes to Financial Statements. Due to
this litigation, the Partnership will not be dissolved and reserves will be
held by the Partnership until the conclusion of such contingencies. There can
be no assurances as to the time frame for the conclusion of all contingencies.

3. Transactions with Affiliates:

Fees and expenses paid and payable by the Partnership to affiliates during the
quarter ended March 31, 2000 are:

                                        Paid        Payable
                                      ---------    ---------
   Reimbursement of expenses to
     the General Partner, at cost     $ 29,920     $ 11,052

4. Contingency:

The Partnership is currently involved in two related lawsuits, Masri vs. Lehman
Brothers, Inc., et al. and Bruss, et al. vs. Lehman Brothers, Inc., et al.,
whereby the Partnership and certain affiliates have been named as defendants
alleging substantially similar claims involving certain state

securities and common law violations with regard to the property acquisition
process of the Partnership, and to the adequacy and accuracy of disclosures of
information concerning, as well as marketing efforts related to, the offering
of the Limited Partnership Interests of the Partnership. A plaintiff class has
not been certified in either action. With respect to the Masri case, no
determinations upon any significant issues have been made. The Bruss complaint
was filed on January 25, 1999. On September 24, 1999, the court granted the
defendants' motion to dismiss the complaint for failure to state a cause of
action. The plaintiffs filed an amended complaint on November 30, 1999. The
defendants have filed a motion to dismiss the complaint for failure to state a
cause of action. The defendants continue to vigorously contest these actions.
It is not determinable at this time how the outcome of either action will
impact the remaining cash reserves of the Partnership. The Partnership believes
it has meritorious defenses to contest the claims.

                     BALCOR REALTY INVESTORS 84-SERIES II,
                       A REAL ESTATE LIMITED PARTNERSHIP
                       (A Maryland Limited Partnership)

                     MANAGEMENT'S DISCUSSION AND ANALYSIS

Balcor Realty Investors 84-Series II, A Real Estate Limited Partnership (the
"Partnership") is a limited partnership formed in 1983 to invest in and operate
income-producing real property. The Partnership raised $87,037,000 through the
sale of Limited Partnership Interests and utilized these proceeds to acquire
fourteen real property investments. The Partnership has no properties remaining
in its portfolio at March 31, 2000.

Inasmuch as the management's discussion and analysis below relates primarily to
the time period since the end of the last fiscal year, investors are encouraged
to review the financial statements and the management's discussion and analysis
contained in the annual report for 1999 for a more complete understanding of
the Partnership's financial position.

Operations
----------

2000 Compared to 1999
---------------------

The operations of the Partnership in 2000 and 1999 consisted of administrative
expenses which were partially offset by interest income earned on short-term
investments.

As a result of higher interest rates in 2000, interest income on short-term
investments increased during the quarter ended March 31, 2000 as compared to
the same period in 1999.

Liquidity and Capital Resources
-------------------------------

The cash position of the Partnership decreased by approximately $41,000 as of
March 31, 2000 as compared to December 31, 1999 due to cash used in operating
activities for the payment of administrative expenses, which was partially
offset by interest income earned on short-term investments.

The Partnership Agreement provides for the dissolution of the Partnership upon
the occurrence of certain events, including the disposition of all of its
interests in real estate. The Partnership sold its final real estate investment
in June 1997. The Partnership has retained a portion of the cash from the
property sales to satisfy obligations of the Partnership as well

as to establish a reserve for contingencies. The timing of the termination of
the Partnership and final distribution of cash will depend upon the nature and
extent of liabilities and contingencies which exist or may arise. Such
contingencies may include legal and other fees and costs stemming from
litigation involving the Partnership including, but not limited to, the Bruss
and Masri lawsuits discussed in Note 4 of Notes to Financial Statements. Due to
this litigation, the Partnership will not be dissolved and reserves will be
held by the Partnership until the conclusion of such contingencies. There can
be no assurances as to the time frame for the conclusion of all contingencies.

Limited Partners have received cumulative distributions of Net Cash Proceeds
totaling $130.24 per $1,000 Interest, as well as certain tax benefits. No
additional distributions are anticipated to be made prior to the termination of
the Partnership. However, after paying final partnership expenses, any
remaining cash reserves will be distributed. Investors will not recover a
substantial portion of their original investment.

                     BALCOR REALTY INVESTORS 84-SERIES II,
                       A REAL ESTATE LIMITED PARTNERSHIP
                       (A Maryland Limited Partnership)

                          PART II - OTHER INFORMATION

Item 6.  Exhibits and Reports on Form 8-K
-----------------------------------------

(a) Exhibits:

(4) Form of Subscription Agreement set forth as Exhibit 4.1 to Amendment No. 2
of the Registrant's Registration Statement on Form S-11 dated May 16, 1984
(Registration No. 2-89319), and Form of Confirmation regarding Interests in the
Registrant set forth as Exhibit 4.2 to the Registrant's Report on Form 10-Q for
the quarter ended June 30, 1992 (Commission File No. 0-13334) is incorporated
herein by reference.

(27) Financial Data Schedule of the Registrant for the quarter ended March 31,
2000 is attached hereto.

(b) Reports on Form 8-K:  No reports were filed on Form 8-K during the quarter
ended March 31, 2000.




































SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the
Registrant has duly caused this report to be signed on its behalf by the
undersigned, thereunto duly authorized.



                            BALCOR REALTY INVESTORS 84-SERIES II,
                            A REAL ESTATE LIMITED PARTNERSHIP



                            By: /s/Thomas E. Meador
                                -------------------
                                Thomas E. Meador
                                President, Chief Executive Officer (Principal
                                Executive Officer) and Director of Balcor
                                Partners-84 II, Inc., the General Partner



                            By: /s/Jayne A. Kosik
                                -----------------
                                Jayne A. Kosik
                                Senior Managing Director, Chief
                                Financial Officer (Principal Accounting
                                and Financial Officer) and Director of Balcor
                                Partners-84 II, Inc., the General Partner



Date: May 9, 2000
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